Resolution No. 301128
RESOLUTION NO. 3011
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS
v,
APPROVING SPECIFIC PLAN NO. 85 -1, CYPRESS VIEW LIMITED
SPECIFIC PLAN.
WHEREAS, the City Council of the City of Cypress conducted a public hear-
ing on November 25, 1985 to consider Specific Plan No. 85 -1, a development
plan for Cypress View Limited located on ± 47 acres of land at the southwest
corner of Cerritos Avenue and Valley View Street, as shown in Exhibit "A;"
and
WHEREAS, the City Council considered evidence presented at the public
hearing including all exhibits submitted by the applicant, presentations by
the applicant's professional consultants, and recommendations from City staff;
and
WHEREAS, the Specific Plan details a land use plan and development
criteria for a mixture of office, commercial, research and development, light
industry /manufacturing, and commercial office on a single parcel totalling
47 acres with access to be provided by an internal roadway system which will
be privately maintained until the development; and
WHEREAS, the property is presently zoned BP- 20,000 Business Park Zone
and Specific Plan No. 85 -1 establishes development criteria favorable to both
the community and the property owner.
WHEREAS, after a thorough analysis by the City Council of the City of
Cypress concerning the Plan's future impact on the community and upon con-
sideration of the Final Environmental Impact Report therefor, a motion was
made to approve the Specific Plan subject to the conditions of approval in
Exhibit "D" attached.
WHEREAS, the City of Cypress has approved a Final Environmental Impact
Report (EIR) in compliance with the California Environmental Quality Act (CEQA)
and the State EIR Guidelines; and
WHEREAS, the City of Cypress has reviewed and considered the certified
Final EIR in making its decision on the proposed Specific Plan No. 85 -1; and
WHEREAS, the City Council by this Resolution adopts the Statement of
Facts and Statement of Overriding Considerations as required by Section 15091
and 15092 of the State EIR Guidelines; and
WHEREAS, the City Council desires to approve Specific Plan No. 85 -1; and
WHEREAS, after discussion by the City Council with the citizens affected
by this amendment, a motion was made to approve /deny the General Plan Amend-
ment.
that:
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Cypress
1. The City Council makes the findings contained in the Statement of
Facts with respect to significant impacts identified in the Final
EIR together with the finding that each fact in support of the
findings is true and is based upon substantial evidence in the
record, including the Final EIR. The Statement of Facts is attached
hereto as Attachment A and incorporated herein by this reference as
if fully set forth.
2. The City Council finds that the facts set forth in the Statement of
Overriding Considerations are true and are supported by substantial
evidence in the record, including the Final EIR. The City Council
adopts the Statement of Overriding Considerations which is attached
hereto as Attachment B and incorporated hereby by this reference as
if fully set forth.
3. The City Council finds that the Final EIR has identified all signifi-
cant environmental effects of the project and that there are no known
potential environmental impacts not addressed in the Final EIR.
4. The City Council finds that all significant effects of the project
are set forth in the Statement of Facts.
5. The City Council finds that although the Final EIR identifies certain
significant environmental effects that will result if the project is
approved, all significant effects that can feasibly be avoided or
mitigated have been avoided or mitigated by the imposition of con-
ditions on the project and the imposition of mitigation measures as
set forth in the Statement of Facts and the Final EIR.
6. The City Council finds that potential mitigation measures and project
alternatives not incorporated into the project were rejected as
infeasible, based upon specific economic, social and other consider-
ations as set forth in the Statement of Facts and the Final EIR.
7. The City Council finds that the unavoidable significant impacts of the
project, as identified in the Statement of Facts, that have not been
reduced to a level of insignificance have been substantially reduced
in their impacts by the imposition of conditions on the project and
the imposition of mitigation measures. The City Council finds that
the remaining unavoidable significant impacts are clearly outweighed
by the economic, social and other benefits of the project, as set
forth in the Statement of Overriding Considerations.
8. The City Council finds that the Final EIR has described all reason-
able alternatives to the project that could feasibly obtain the basic
objectives of the project, even when those alternatives might impede
the attainment of project objectives and might be more costly.
Further, the City Council finds that a good faith effort was made to
incorporate alternatives in the preparation of the Draft EIR and all
reasonable alternatives were considered in the review process of the
Final EIR and ultimate decisions on the project.
9. The City Council finds that a good faith effort has been made to seek
out and incorporate all points of view in the preparation of the
Draft and Final EIR as indicated in the public record on the project,
including the Final EIR.
10. The City Council finds that during the public hearing process on the
project, the environmental document evaluated a range of alternative
land uses and intensities and the project as approved by this
Resolution, is included within the range of alternatives.
11. The City Council finds and determines that the Final Environmental
Impact Report consists of the following documents:
a. Draft EIR
b. Technical Appendices
c. Comments and Responses
d. City Council Minutes
e. City Council Staff Reports (with attachments)
NOW, THEREFORE, be it resolved that the City Council of the City of
Cypress DOES HEREBY APPROVE Specific Plan No. 85 -1.
PASSED AND ADOPTED by the City Council of the City of Cypress at a
regular meeting held on the 25th day of November 1985.
ATTEST:
THE CITY OF CYPRESS
29
30
STATE OF CALIFORNIA ) SS
COUNTY OF ORANGE
I, DARRELL ESSEX, City Clerk of the City of Cypress, DO HEREBY CERTIFY
that the foregoing Resolution was duly adopted at a regular meeting of the
said City Council held on the 25th day of November 1985, by the following
roll call vote:
AYES: 5 COUNCIL MEMBERS: Coronado, Kanel, Mullen, Partin and Lacayo
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
EXHIBIT "A"
31
AVENUE
VALLEY VIEW
•
4J W
o
H4J Z 1
W i
0
Q
-J
Q
STREET
HI A CHANNEL
4J ar
RD "'
HJ
o
z
E�
U)
AMD
DRIVE
DRIVE
2
J
Z
J
W
AVENUE
W
2
W
PR
■ ■
N
LANE Ch
O
1-
E PROGRESS
AVENUE W
0
ALKER
J
d
W
z
Z
W
W S REST
O
O
yr
I�
i
0
0
0
ST1
PROJECT SITE MAP
32
EXHIBIT "D"
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN NO. 85 -1
CYPRESS VIEW LIMITED
1. Cypress View Limited (the Developer) shall cause to be constructed all
streets, sewers, storm drains (including full enclosure of the Bolsa Chica
Channel), water lines, undergrounding of power lines and removel of poles,
and any other public improvements and infrastructure required on the land
owned by Cypress View Limited and in public right -of -way adjacent thereto.
2. In addition to the requirements stated in Condition No. 1, the Developer
shall pay to the City for traffic impact mitigation improvements as follows:
a. The Developer shall pay to the City $200,000 (the initial payment)
upon the issuance of the first certificate of occupancy for the first
building constructed on the Subject Property. The $200,000 shall be
in constant 1985 dollars.
b. Beginning with the first building, upon the issuance of each building
permit up to 500,000 square feet of floor space on the Subject Property,
the Developer shall pay an amount determined by the City in accordance
with the following formula:
(1) The numerator shall be the estimated dollar amount (in constant
1985 dollars inflated per Engineering News - Record [ENR] Con-
struction Cost Index [C.C.I.] for the Los Angeles area) as deter-
mined by the City, required to construct all major traffic improve-
ments which the City determines may be required within the Cypress
Business Park (and any portion thereof), including the Los Alamitos
Race Track, as traffic mitigation measures contemplated by the
E.I.R. Such improvements shall include, but not be limited to,
arterial street widenings, traffic signal system modifications,
grade separation structures or other major intersection improve-
ments.
(2) The denominator shall be the gross floor area of the entire
Cypress Business Park (excluding commercial /retail uses),
including the Los Alamitos Race Track, as determined by the City
at each time in accordance with the following formula:
(3) The square footage of each proposed building shall be multiplied
by the factor resulting from the division of the numerator as set
forth in 2.b.(1) by the denominator as set forth in 2.b.(2).
(4) Payment shall be as follows: The Developer shall provide to the
City a bond concurrent with the issuance of each building permit
which shall be in the amount determined by the City pursuant to
paragraph 2.b.(1), (2) and (3) above for the gross floor area of
each such building. At such time as a certificate of occupancy
is issued with respect to each such building, the Developer shall
remove the bond and pay to the City in cash the corresponding
amount determined by the City pursuant to paragraph 2.b.(1), (2)
and (3) above.
_, 33
c. Following development of the first 500,000 square feet of industrial/
office space on the Subject Property, the Developer will be entitled
to obtain building permits and receive certificates of occupancy
without the payment of additional traffic impact mitigation improve-
ment fees until the $200,000 initial payment has been consumed.
d. After development of the first 500,000 square feet of industrial /office
space and consumption of the $200,000 initial payment, the Developer
shall provide to the City a bond concurrent with the issuance of each
subsequent building permit which shall be in the amount determined by
the City pursuant to paragraph 2.b. above for the gross floor area of
each such building. At such time as a certificate of occupancy is
issued with respect to each such subsequent building, the Developer
shall remove the bond and pay to the City in cash the corresponding
amount determined by the City pursuant to paragraph 2.b. above.
3. The Developer waives for himself, his successors and assigns, the right
to protest the formation of an assessment district, major thoroughfare
benefit district or other financing district deemed necessary or appropri-
ate by the City to facilitate the imposition and collection of traffic
impact mitigation improvement fees or otherwise finance the construction
of the traffic impact mitigation improvements. Such improvements shall
include, but not be limited to, arterial street widenings, traffic signal
system modifications, grade separation structures or other major inter-
section improvements.
4 In the event that the formation of an assessment district, major thorough-
fare benefit district or other financing district as contemplated in
paragraph 3 above does occur, the assessment shall, at the City's
discretion, be pro -rata within assessment /benefit area (area of benefit
and method of spreading the assessment to be determined by the City at its
discretion), based upon gross floor area of the entire Business Park
(completed or potential), less commercial /retail areas. The area of
benefit and method of spreading the assessment will be determined by the
City at its discretion and in accordance with applicable laws and regu-
lations.
5. The Developer shall participate in Transportation Systems Management
(TSM) programs on an equivalent basis with all other City designated
participants within the Business Park.
6. The Developer shall reserve that portion of the Subject Property presently
identified in the City'a Zoning Ordinance as commercial through December 31,
1991. If the Developer develops other space within the Subject Property
as commercial /retail, then the area reserved will be reduced by the equiva-
lent amount of the alternative area so developed. The City shall prepare
or have prepared a market study in 1988 and again in 1990 (the specific
time during the subject years to be selected by the City) at the Developer's
expense to determine the present and future commercial /retail potential of
the Subject Property, if the Subject Property is not yet developed as
commercial /retail. If the 16 -acre parcel at the southeast corner of
Katella and Valley View is developed as commercial /retail, then this con-
dition shall be released. The Developer shall use all reasonable diligence
to develop the reserved land for commercial /retail uses.
34
- 3 -
The Developer shall enter into a Development Agreement with the City of
Cypress, within ninety (90) days of the approval of the subject Specific
Plan No. 85 -1 and Final Environmental Impact Report, agreeing to reserve
the designated 3 -acre parcel until December 31, 1991 and agreeing to all
other terms as stated in paragraph 6.a. above.
7. The City shall periodically assess the need for a traffic signal on Cerritos
Avenue adjacent to the Subject Property. At such time as the City Traffic
Engineer, acting in a reasonable manner utilizing generally applicable
traffic engineering principles, concludes that a signal is needed, and
that the signal would not have a material adverse effect on traffic circu-
lation conditions in the area, the City will notify the Developer, and
within sixty (60) days of receipt of such notice, the Developer shall
pay in cash to the City all funds determined in good faith by the City
Traffic Engineer to be necessary to design and construct said traffic
signal in accordance with the City's standards; construction shall be
completed at the Developer's sole expense.
8. The agreement and covenant by Cypress View Limited, as set forth herein,
shall be reflected by recorded covenant, enforceable by and in form and
substance acceptable to, the City to be recorded prior to issuance of
first building permit).
9. The following sentence shall be added to the last paragraph of page 9,
Section 2.1.1 of the subject Specific Plan:
In order to encourage such uses, a minimum of three (3) acres in the
northeast corner of the site have been reserved for future commercial
development, subject to the conditions in Section 3.2.4.
10. Section 3.2.4 shall be added to the subject Specific Plan and shall read
as follows:
3.2.4 Reserved Commercial Acreage
Three (3) acres have been reserved in the northeast corner of the site,
as shown in Figure 6, for the development of approximately 60,000 square
feet of commercial /retail development.
The three (3) acre site shall be that portion of the Subject Property
presently identified in the City's Zoning Ordinance as commercial land
use, through December 31, 1991. If the Developer develops other space
within the Subject Property as commercial /retail, then the area reserved
will be reduced by the equivalent amount of the alternative area so
developed. The City will prepare or have prepared a market study in 1988
and again in 1990 (the specific time during the subject years to be
selected by the City) at the Developer's expense to determine the present
and future commercial /retail potential of the Subject Property, if the
Subject Property is not yet developed as commercial /retail. If the 16 -acre
parcel at the southeast corner of Katella and Valley View is developed as
commercial /retail, then this condition shall be released. The Developer
will use all reasonable diligence to develop the reserved land for commercial/
retail uses.
11. Figure 6 of the subject Specific Plan shall be revised as shown on page 5
of Exhibit "D."
- 4 -
12. Development of Cypress View Limited, including location of future land uses
and street alignments, shall substantially occur as detailed in Figure 6
of the Specific Plan unless otherwise amended pursuant to procedures
outlined in Sections 8.4.1 and 8.4.2 of said Plan.
13. The final design specifications for all street improvements offered for
dedication to the City, including, but not limited to, location and
dimensions of driveways, bicycle trails, curb, gutter and sidewalk, shall
be determined by the City Engineer.
14. All streets indicated on Figure 6 of the Specific Plan shall be offered
for dedication to the City; however, the City shall not accept dedication
and maintenance of internal streets (exclusive of Cerritos Avenue and
Valley View Street) until completion of Phase No. 3 development, Figure 13,
unless the City, at its discretion, agrees to accept dedication at an
earlier time to facilitate assessment district financing.
15. Section 8.1.2.b Site Plan Submission for Staff Review shall be amended to
read:
All Site Plan and Design Review requirements contained in Section 18 of the
Zoning Code shall apply, except to the extent superseded by specific require-
ments of this Specific Plan.
35
36
PAGE 5 OF Ex:IBIT "D"
ail
1 11 ,I,
0 X11 1
:;
- 41 =ma ∎oa ..aiFoil .Thiliirwiliars G ■iil /33i.D1Q=mil l -maiCm .—.a.om :
_ —'—
/ _— _— ill
o 411
11 lo 11jl
44 11 I ;10
II jl BP 'ii
. J 4 1I
4'
11 1
1 I Ii)
1
o
LEGEND
BP- BUSINESS PARK
BCL
1' -400'
SOURCE: EBERTING INTERNATIONAL
FIGURE 6
LAND USE AND CIRCULATION MASTER PLAN
CYPRESS VIEW LIMITED SPECIFIC PLAN
37
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 FOR THE
CYPRESS VIEW LIMITED PROJECT IN THE CITY OF CYPRESS.
BACKGROUND
State EIR Guidelines (Guidelines) promulgated pursuant to the California Environ-
mental 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 follow-
ing written findings accompanied by a statement
of the facts supporting each finding."
(Section 15091)
The City of Cypress proposes to amend the Land Use Element of the General
Plan, adopt the proposed Specific Plan and change the zoning designation
of the study area. Because the proposed actions constitute a project under
CEQA and the Guidelines, the City of Cypress has prepared an Environmental
Impact Report (EIR). The EIR identified certain significant effects which
may occur as a result of this project. Further, the City Council desires
to approve this project, and has determined that the EIR is complete and
has been prepared in accordance with CEQA and the Guidelines. Therefore,
findings are set forth herein pursuant to Section 15091 of the CEQA
Guidelines.
33
TOPOGRAPHY, DRAINAGE AND HYDROLOGY
Impact
Development of the site will result in an increased amount of storm water
runoff.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
1. The development of the project shall require improvement of the Bolsa
Chica Channel into a 13 -foot by 8 -foot reinforced concrete box drain
and connection of the western portion of the site to stub -outs in
the drain in Progress Way. Between these two facilities, site
drainage shall be adequately accommodated without negative impact.
2. Future grading plans for the site shall include measures to miti-
gate erosion due to wind or water. Normal soil wetting procedures
shall reduce erosion of soils by the wind. Construction /grading can
be planned to avoid the winter rainy season when erosion due to
storm water runoff is more likely to occur. Setback areas shall be
landscaped as soon as possible during project construction.
3. Both during and after construction, accommodations for surface
drainage from the site and the quality of the runoff shall conform
with City and County Flood Control District requirements. Contami-
h ated drainage must not be discharged to the storm drain system.
The City could investigate the possibility of using reclaimed
wastewater to irrigate landscaped areas in the Business Park.
(b) All significant environmental effects that can feasibly be avoided have
been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR and incorporated into the project
as set forth above.
(c) Potential mitigation measures or project alternatives not incorporated
into the project were rejected as infeasible, based on economic, social
and other considerations as set forth in the Statement of Facts, the
Final EIR, and listed below:
1. The level of analysis now presented is appropriate for a Specific
Plan; if and when particular projects implementing the Specific Plan
are proposed, additional environmental review will be undertaken, and
additional conditions may be imposed to alleviate any adverse impacts.
In particular, additional conditions may be imposed upon presentment
of grading plans, site plans, engineering data, etc.
2. Alternatives to the proposed project would create similar hydro-
logic impacts. No development would reduce or eliminate the intro-
duction of urban pollutants but would result in long -term erosion
and sedimentation impacts.
(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.
3,9
EARTH DISRUPTION
Impact
Natural soil and geologic conditions are not well- suited to development.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
1. The upper natural soils are generally of low density and dry. They
are not considered suitable for support of foundations in their
present condition. Their engineering properties shall be improved
by excavating and recompacting in controlled compacted fills.
2. The placement of controlled compacted fill to support foundations
shall provide adequate support for shallow spread footings. The
depth of the fill shall be on the order of one and one -half to two
times the required width of the footing.
3. Pavements and slabs -on -grade generally shall be founded on controlled
compacted fill. The depth of the fill and the design of the pavement
section shall be dependent on the type and quality of soil used to
construct the fill.
4. Tn order to determine safe seismic design information, a complete
fault risk and seismicity analysis shall be prepared. At a minimum,
;i71 new construction in the project area shall conform with the
?Jniform Building Code provisions for Seismic Risk in the area.
5. In addition, further site specific geotechnical investigations shall
be conducted prior to detailed design of the proposed structures to
determine specific foundation /engineering parameters for the proposed
project.
(b) All significant environmental effects that can feasibly be avoided have
been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR and incorporated into the project
as set forth above.
(c) Potential mitigation measures or project alternatives not incorporated
into the project were rejected as infeasible, based on economic, social
and other considerations as set forth in the Statement of Facts, the
Final EIR, and listed below:
1. The level of analysis now presented is appropriate for a Specific
Plan; if and when particular projects implementing the Specific Plan
are proposed, additional environmental review will be undertaken, and
additional conditions may be imposed to alleviate any adverse impacts.
In particular, additional conditions may be imposed upon presentment
of grading plans, site plans, engineering data, etc.
2. Project alternatives of different urban uses would result in similar
landform impacts.
(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.
40
NATURAL RESOURCES
Impact
Development of the study area will result in the loss of prime agricultural
land.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
1 The design and implementation of the proposed light industrial /office
complex shall incorporate energy conservation features in the con-
struction and operation of the project (see Section 5.11). A recy-
cling program should be established in the Cypress Business Park.
Such a program would provide for the voluntary separation of various
recyclable materials (i.e., paper, cardboard, metals, etc.) which
might be generated as a result of the various light industrial or
office uses. Appropriate containers and equipment could be incor-
porated in the project area to facilitate the recycling program.
2 Extensive landscaping shall be provided to offset the removal of
existing vegetation.
(b) All significant environmental effects that can feasibly be avoided have
been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR and incorporated into the project
as set forth above.
(c) Potential mitigation measures or project alternatives not incorporated
into the project were rejected as infeasible, based on economic, social
and other considerations as set forth in the Statement of Facts, the
Final EIR, and listed below:
1. The level of analysis now presented is appropriate for a Specific
Plan; if and when particular projects implementing the Specific Plan
are proposed, additional environmental review will be undertaken, and
additional conditions may be imposed to alleviate any adverse impacts.
In particular, additional conditions may be imposed upon presentment
of grading plans, site plans, engineering data, etc.
2. Since there are no permanently designated areas of agricultural land
use identified within the City (i.e., based on the General Plan and
Zoning), the site is subject to future development with nonagri-
cultural uses. The proposed project is consistent with local planning
goals for the site.
(d) The remaining, unavoidable significant effect, if any, is acceptable
when balanced against facts set forth above and in the Statement of
Overriding Considerations which follows.
4
LAND USE, ZONING AND GENERAL PLAN
Impact
The project will result in the conversion of vacant land /agricultural uses to
light industrial, office and commercial retail uses, and thus, will increase
the intensity of uses within the study area.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
1. Buildings along the Cerritos Avenue frontage of the site shall be
set back a minimum of 40 feet.
2. The Cerritos Avenue frontage shall be provided with a minimum 20 -foot
wide landscaped buffer (i.e., trees, landscaped berm, etc.) to provide
an attractive interface and an effective visual screen between the
proposed project and the adjacent residential neighborhood on the
north side of the street.
3. The intensity /magnitude of development shall be minimized on the
northerly portion of the site due to the proximity to the adjacent
residential area.
4. Building heights for the project shall be established in accordance
with FAA standards.
Th, Specific Plan, General Plan Amendment and Zone Change must be
reviewed by the Airport Land Use Commission for Orange County prior
to a decision by the Cypress City Council.
6. The Specific Plan shall include a detailed discussion of the purposes,
uses permitted, uses subject to conditional use permit, accessory
uses, other uses, prohibited industrial uses, development standards,
general requirements and performance standards for the proposed
project. These specifications shall reflect the mitigation measures
suggested throughout this report.
(b) All significant environmental effects that can feasibly be avoided have
been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR and incorporated into the project
as set forth above.
(c) Potential mitigation measures or project alternatives not incorporated
into the project were rejected as infeasible, based on economic, social
and other considerations as set forth in the Statement of Facts, the
Final EIR, and listed below:
1. The level of analysis now presented is appropriate for a Specific
Plan; if and when particular projects implementing the Specific Plan
are proposed, additional environmental review will be undertaken, and
additional conditions may be imposed to alleviate any adverse impacts.
In particular, additional conditions may be imposed upon presentment
of grading plans, site plans, engineering data, etc.
2. 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.
(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.
5
41.
42
AESTHETICS
Impact
The proposed project will change the character of the site from vacant
land /agricultural uses to Business Park (light industrial, office and
commercial) uses.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
1. The visual impacts of the proposed industrial park on the surround-
ing areas, particularly the residential neighborhood to the north
along Cerritos Avenue, can be mitigated if effective visual screening/
buffering is incorporated in the project design. A minimum 40 -foot
yard setback, including a 20 -foot wide landscaped berm near the street
shall be provided along the northern portion of the site across from
the residential neighborhood. Further visual buffering can be pro-
vided in this area of the site by locating landscaped parking lots
along the north site boundary and increasing the setbacks for the
project buildings. Such setbacks shall follow the guidelines
described in Table 5 for various building heights.
TABLE 5
Shade /Shadow Setback Requirements*
Building Height Building Setback
(feet) (feet)
85 275
75 225
65 175
55 125
45 75
* Based on 3 p.m. shadows.
2. Visual buffering along Valley View Street will include covering
the Bolsa Chica Channel with a 38 -foot wide landscaped area
similar to the McDonnell Center project immediately south of the
site. The off - street bike trail will be incorporated within this
landscaped area.
3. The landscaped buffer shall be in place as early as possible during
project construction. Screening walls will be used during site
grading and construction.
4. The architectural design and exterior treatment of the project build-
ings shall share a common theme that would provide visual continuity
between the various structures. This unifying design theme shall
employ design features and materials that are visually compatible
with the immediate surroundings. The use of earthtone colors and
textures will help to subdue the visual intensity /magnitude of the
industrial park development as viewed from the adjacent residential
neighborhood.
5. If reflective glass is to be used, it shall be incorporated in the
project design in a manner that will not produce significant light/
glare impacts. This can be accomplished through careful design con-
siderations such as angle of glass placement, use of overhangs, etc.
6. Security lighting for the project shall be designed and located to
minimize potential light /glare impacts on surrounding uses, particu-
larly the residences across Cerritos Avenue. This can be achieved
through the use of directional low intensity lighting fixtures.
Lighted signage for the project shall also be designed to minimize
potential impacts on the surrounding areas (e.g., by orienting major
signage toward Valley View Street). As part of the proposed project,
overhead utility lines along Cerritos Avenue and Valley View Street
shall be placed underground.
6
43
(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 under-
taken, and additional conditions may be imposed to alleviate any
adverse impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans, engineering
data, etc.
(d) The remaining, unavoidable significant effect, if any, is acceptable
when balanced against facts set forth above and in the Statement of
Overriding Considerations which follows.
7
44
TRAFFIC /CIRCULATION
Impact
The proposed project will generate approximately 14,000 vehicle trips per day
at buildout.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
External Circulation System
1. One (1) site access street shall be required on Valley View Street
and one (1) on Cerritos Avenue. Since forecasted trips cannot be
accommodated by a single access onto Valley View Street, approxi-
mately 100 left- turning vehicles and 220 right- turning vehicles
would be expected to use the alternate accesses onto Cerritos
Avenue and Walker Street during peak hours.
2. A northbound left -turn lane shall be required in the existing raised
median island on Valley View Street at the proposed site access
street. That lane must be at least 200 feet long to store the
anticipated left -turn volume.
3. A 200 -foot long westbound left -turn lane shall be required on
Cerritos Avenue at the proposed site access street.
4. An eastbound, outside acceleration lane shall be required along the
south side of Cerritos Avenue east of the site access street to
accommodate right- turning vehicles exiting the site.
5. The City Traffic Engineer shall review the site plan for conformance
to good traffic engineering principles, and all measures deemed
necessary by the City Traffic Engineer to conform the site plan to
good traffic engineering principles shall be implemented by the
proponent.
6. The City shall periodically assess the need for a traffic signal on
Cerritos Avenue adjacent to the Subject Property. At such time as
the City Traffic Engineer, acting in a reasonable manner utilizing
generally applicable traffic engineering principles, concludes that
a signal is needed, and that the signal would not have a material
adverse effect on traffic circulation conditions in the area, the
City will notify the Developer and, within sixty (60) days of
receipt of such notice, the Developer shall pay in cash to the City
all funds determined in good faith by the City Traffic Engineer to
be necessary to design and construct said traffic signal in
accordance with the City's standards; construction shall be completed
at the Developer's sole expense.
7. When deemed necessary by the City Traffic Engineer, the City shall
cause to be constructed, at the proponent's pro -rata shared expense,
the following identified mitigation projects in the Business Park.
Funds for these projects shall be collected as enumerated in a
separate agreement between City and proponent:
- Re- phasing the traffic signals at the intersection of Cerritos
and Walker, along with creating dual left -turn lanes and
channelizing all approaches to the intersection with three
through lanes.
- Creating dual left -turn lanes at the intersection of Valley View
and Cerritos and adding a third eastbound lane on Cerritos from
Walker to Progress,.
Creating triple northbound left -turn lanes at the intersection
of Valley View and Katella, adding a fourth through lane on the
southbound and westbound approaches to the intersection, adding
free right -turn lanes at the northwest and northeast corners of
the intersection and constructing a grade separation structure
at the intersection.
- Modifying the traffic signals at Denni /Cerritos and Denni /Katella.
- Installing a traffic signal interconnect system along Katella
Avenue.
- Widening Katella Avenue from Valley View to Holder.
- Installing a traffic signal interconnect system along Valley View
Street.
- Constructing the connection of Holder Street across the Stanton
Storm Channel.
- Constructing a traffic signal at the intersection of Holder and
Orangewood.
8. The Developer shall pay to the City for traffic impact mitigation
improvements as follows:
a. The Developer shall pay to the City $200,000 (the initial payment)
upon the issuance of the first certificate of occupancy for the
first building constructed on the Subject Property. The $200,000
shall be in constant 1985 dollars.
b. Beginning with the first building, upon the issuance of each build-
ing permit up to 500,000 square feet of floor space on the Subject
Property, the Developer shall pay an amount determined by the City
in accordance with the following formula:
(1) The numerator shall be the estimated dollar amount (in
constant 1985 dollars inflated per Engineering News - Record
[ENR] Construction Cost Index [C.C.I.] for the Los Angeles
area) as determined by the City, required to construct all
major traffic improvements which the City determines may be
requirdd within the Cypress Business Park (and any portion
thereof), including the Los Alamitos Race Track. Such
improvements shall include, but not be limited to, arterial
street widenings, traffic signal systems modifications,
grade separation structures or other major intersection
improvements.
(2) The denominator shall be the gross floor area of the entire
Cypress Business Park (excluding commercial /retail uses),
including the Los Alamitos Race Track, as determined by the
City at each time in accordance with the following formula:
(3) The square footage of each proposed building shall be
multiplied by the factor resulting from the division of the
numerator as set forth in 2.b.(1) by the denominator as set
forth in 2.b.(2).
(4) Payment shall be as follows: The Developer shall provide to
the City a bond concurrent with the issuance of each build -
permit which shall be in the amount determined by the City
pursuant to paragraph 2.b.(1), (2) and (3) above for the
gross floor area of each such building. At such time as a
certificate of occupancy is issued with respect to each such
building, the Developer shall remove the bond and pay to the
City in cash the corresponding amount determined by the City
pursuant to paragraph 2.b.(1), (2) and (3) above.
c. Following development of the first 500,000 square feet of
industrial /office space on the Subject Property, the Developer
will be entitled to obtain building permits and receive certifi-
cates of occupancy without the payment of additional traffic
impact mitigation improvement fees until the $200,000 initial
payment has been consumed.
d. After development of the first 500,000 square feet of industrial/
office space and consumption of the $200,000 initial payment, the
Developer shall provide to the City a bond concurrent with the
issuance of each subsequent building permit which shall be in the
amount determined by the City pursuant to paragraph 2.b. above
for the gross floor area of each such building. At such time as
a certificate of occupancy is issued with respect to each subse-
quent building, the Developer shall remove the bond and pay to
the City in cash the corresponding amount determined by the City
pursuant to paragraph 2.b. above.
— a —
46
9. The Developer waives for himself, his successors and assigns, the
right to protest the formation of an assessment district, major
thoroughfare benefit district or other financing district deemed
necessary or appropriate by the City to facilitate the imposition
and collection of traffic impact mitigation improvement fees or
otherwise finance the construction of the traffic impact miti-
gation improvements. Such improvements shall include, but not be
limited to, arterial street widenings, traffic signal system
modifications, grade separation structures or other major inter-
section improvements.
10. In the event that the formation of an assessment district, major
thoroughfare benefit district or other financing district as con-
templated in paragraph 3 above does occur, the assessment shall,
at the City's discretion, be pro -rata within assessment /benefit
area (area of benefit and method of spreading the assessment to be
determined by the City at its discretion), based upon gross floor
area of the entire Business Park (completed or potential), less
commercial /retail areas. The area of benefit and method of
spreading the assessment will be determined by the City at its
discretion and in accordance with applicable laws and regulations.
Site Access Street Design
1. The site access street onto Cerritos Avenue shall consist of the
following as a minimum:
Enter - 1 Lane - 16 Feet
Exit - 1 Left - 12 Feet
Exit - 1 Right - 16 Feet
TOTAL - 44 Feet
The curb cut shall include a minimum 25 -foot radius curb return on
both entering and exiting sides. If a raised median island is pro-
posed for separation and as an architectural statement, the enter-
ing lanes must be 30 feet wide at a minimum, to accommodate a
48 -foot turning radius truck, together with a 35 -foot radius curb
return on the approach side. The exit right -turn lane must provide
at least 200 feet of storage before reducing to a single lane.
2. The site access street onto Valley View Street shall consist of the
following as a minimum:
Enter - 1 Lane - 16 Feet
Exit - 1 Left - 12 Feet
Exit - 1 Right - 16 Feet
TOTAL - 44 Feet
The exit right -turn lane must have a storage length of 200 feet
minimum. Curb returns shall be as previously discussed for the site
access street onto Cerritos Avenue.
Internal Street Design
1. Internal streets shall be constructed as four -lane facilities from
Valley View Street and from Cerritos Avenue to the first internal
street intersections. Street widths in these sections shall be a
minimum of 60 feet wide to permit trucks to enter and exit driveways.
2. Beyond the first intersections, the streets may narrow to 44 feet
curb -to -curb widths. At -curb parking shall be prohibited for at
least 150 feet on each side of each driveway. Private driveways
shall be a minimum of 40 feet wide and have a curb return design to
allow for truck turns into and out of the parcel. Internally,
driveways may narrow to 25 feet wide minimum.
Transportation System Management
1. If the project is developed with mixed land uses, including com-
mercial support activities (i.e., office supply, printing, art
supplies, sandwich shops, health club, etc.), it could serve to
reduce the amount of traffic that is generated, since conveniently
locating such uses could encourage pedestrian traffic within the
complex rather than vehicular traffic on local streets.
47
2. The proposed project shall incorporate preferred parking for carpool,
vanpool and rideshare vehicles. Pedestrian amenities and bicycle
racks shall be provided to encourage alternate modes of transportation.
3 Companies with over 100 employees onsite shall participate in a TSM
program as follows:
- Develop a carpool /vanpool program for employees.
- Collaborate with the OCTD to provide information to employees
regarding regular bus schedules, subscription buses and ridesharing
and encourage employees to take advantage of ridesharing and
busing possibilities.
- Implement alternative work schedules (i.e., flextime, staggered
hours or compressed work week).
Managers of office buildings onsite shall also provide carpool,
vanpool and rideshare information to office tenants and will encourage
collaboration between them.
The above measures are expected to reduce peak hour trip generation
from the project site by 10% under the volumes expected without such
measures.
4. Transportation Systems Management (TSM) measures shall be encouraged
for all developments in the Business Park. A transportation manage-
ment action plan is now being prepared by the City. The developer
shall participate in the Transportation Systems Management plan
adopted by the City for the Business Park and shall participate in a
TMA (Transportation Management Association) formed by landowners in
the Business Park with the assistance of the City and its consultant.
5. The Developer shall participate in Transportation Systems Management
(TSM) programs on an equivalent basis with all other City designated
participants within the Business Park.
(b) All significant environmental effects that can feasibly be avoided have
been eliminated or substantially lessened by virtue of mitigation measures
identified in the Final EIR and incorporated into the project as set forth
above.
(c) Potential mitigation measures or project alternatives not incorporated
into the project were rejected as infeasible based on economic, social
and other considerations as set forth in the Statement of Facts, the
Final EIR, and listed below:
1. The level of analysis now presented is appropriate for a Specific
Plan; if and when particular projects implementing the Specific Plan
are proposed, additional environmental review will be undertaken,
and additional conditions may be imposed to alleviate any adverse
impacts. In particular, additional conditions may be imposed upon
presentment of grading plans, site plans, engineering data, etc.
2. The "no development" alternative would not generate any additional
traffic; however, this option was rejected based on land use and
economic considerations as noted in the Draft EIR. The residential
development alternative would generate less traffic than the current
project proposal, but was rejected based on land use considerations
and designations of the project area as described in the Draft EIR.
Any development alternative which involves the conversion of the
existing vacant land /agricultural uses to urban uses will contribute
incrementally to traffic impacts in and around the study area.
(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.
48
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 environ-
mental effect, in that:
1. Implementation of the energy conservation measures presented in
Section 5.11 of this EIR shall minimize the air quality impacts
attributable to electricity and natural gas consumption by the
proposed project.
2. Utilization of the traffic and circulation mitigation measures
discussed in Section 5.6 of this EIR shall reduce project - generated
mobile emissions.
3. Regular wetting of soil piles and exposed dirt areas to minimize dust
generation during soil excavation and grading shall be required. Use
of low emission grading and construction equipment shall also be
required.
4. Air intakes for buildings located adjacent to a major street shall
be located as far as possible from the street (Cerritos Avenue and
Valley View Street).
(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 under-
taken, and additional conditions may be imposed to alleviate any
adverse impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans, engineering
data, etc.
(d) The remaining, unavoidable significant effect, if any, is acceptable
when balanced against facts set forth above and in the Statement of
Overriding Considerations which follows.
— 12 —
49
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 AFRC.
Findings /Mitigation Measures
(a) Changes and other measures have been included in the project or are
otherwise being implemented which mitigate this significant environ-
mental effect, in that:
1. Construction activities proposed near residential areas shall be
limited to the hours of 7 a.m. to 7 p.m., Monday through Friday,
and 8 a.m. to 5 p.m., Saturday. In addition, construction equip-
ment shall be equipped with effective muffling devices and the
construction site should be fenced in.
2. An acoustical analysis shall be required for development proposed
within the High Noise Impact Zone from LAAFRC. The analysis should
be completed at the site plan level of processing and should include
a description of measures incorporated into the project design to
assure that interior noise standards will be met.
3. The mitigation measures suggested in Section 5.6 shall serve to reduce
Ldn increases along local roadways through the reduction of daily
traffic and the improvement of circulation efficiency.
1. Where they do not presently exist, noise walls and /or landscaping
shall be provided along the north side of Cerritos Avenue across
from the project site, to reduce traffic - related noise impacts on
the adjacent residents.
5. All proposed development for the project site shall be subject to the
provisions of City and County Noise Ordinances. Such noise policies
set standards which protect adjacent land uses. In the case where
the light industrial /office uses are developed adjacent to residential
areas, such uses shall not generate noise which exceeds the noise
standards specified for residential areas.
(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 under-
taken, and additional conditions may be imposed to alleviate any
adverse impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans, engineering
data, etc.
(d) The remaining, unavoidable significant effect, if any, is acceptable
when balanced against facts set forth above and in the Statement of
Overriding Considerations which follows.
— 13 —
50
PUBLIC SERVICES /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 environ-
mental effect, in that:
1. A night -time and weekend security officer is recommended until project
completion. Police services to the development will be enhanced
through the provision of adequate street lighting, clearly marked
street names and building numbers, and security hardware. Other
measures to facilitate service to the development and minimize
potential crime problems will be based on consultation with the
Police Department during the project design and implementation
stages.
2. The proposed project shall be constructed in conformance with the
Uniform Building Code and all site - specific Fire Department require-
ments. Built in fire protection, such as automatic fire sprinklers,
would reduce demand on fire protection services.
3. High rise buildings are required to comply with related codes and
designs for fire protection and life safety. This includes automatic
fire sprinklers, smoke detectors and alarm systems, apparatus access,
adequate fire flow and hydrants, and other systems or features as
required by the Fire Chief to mitigate a hazard.
4. The telephone company shall be kept informed regarding project
construction activities and street work. This will allow the
company to ensure that its facilities are not impacted and to
cooperate with other utilities by using the same trenches in pro-
viding extensions or other improvements.
5. The proposed project shall be designed /implemented with those water
conservation measures required by law (e.g., low -flush toilets,
low -flow showers and faucets and insulation of hot water lines in
water recirculating systems). In addition, other measures could be
implemented to reduce consumption of water.
The following is a list of recommendations from the Department of
Water Resources. It is suggested that these measures be imple-
mented 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
- Landscape with low water - consuming plants wherever feasible.
- Minimize use of lawn by limiting it to lawn dependent uses, such
as picnic areas.
- Use mulch extensively in all landscaped areas. Mulch applied on
top of soil 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 of increasing irrigation
efficiency.
- 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.
The proposed project shall be designed /implemented with various
energy conservation features. Suggested energy conservation
features for the proposed project are included in Section 5.11,
Energy Conservation.
The developer shall consult with SCG's Marketing Services Department
concerning selection of the most effective applications of energy
conservation techniques for the proposed project. Mitigation measures
are discussed in greater detail in Section 5.11 of this report.
The water conservation measures suggested in Section 5.10.2 shall
also help reduce sewage generation.
Compacting refuse shall substantially reduce the number of refuse
hauling trips and allow for more effective and sanitary refuse
disposal.
Voluntary refuse separation shall also help to reduce the ultimate
quantity of solid waste deposited in local landfills by allowing for
recycling /resource recovery where feasible.
Any hazardous waste that is generated onsite shall be transported to
a permitted Class I disposal facility by a licensed hauler.
(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 under-
taken, and additional conditions may be imposed to alleviate any
adverse impacts. In particular, additional conditions may be
imposed upon presentment of grading plans, site plans, engineering
data, etc.
2. Given the project's urban location, adequate capacity is generally
available for the requisite public services and utilities. "Will -
serve" letters will be obtained prior to approval of tentative
tract maps for the subject project.
(d) The remaining, unavoidable significant effect, if any, is acceptable
when balanced against facts set forth above and in the Statement of
Overriding Considerations which follows.
-15-
51.
52
ATTACHMENT B
STATEMENT OF OVERRIDING CONSIDERATIONS
November 25, 1985
BACKGROUND
State EIR Guidelines (Guidelines) promulgated pursuant to the California
Environmental Quality Act (CEQA) provide in part:
"(a) CEQA requires the decision -maker to balance the
benefits of a proposed project against its unavoidable
environmental risks in determining whether to approve
the project. Where agencies have taken action result-
ing 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 identi-
fied in the Final EIR but not mitigated, the agency
must state in writing the reasons to support its action
based on the Final EIR and /or other information records.
This statement may be necessary if the agency also makes
the finding under Section 15091 (a) (2) or (2) (3) .
10(c) If an agency makes a statement of overriding con-
siderations, 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 amend the General Plan for the City of Cypress,
adopt Specific Plan No. 85 -1 and change the zoning designation of the study
area. Because the action constitutes a project under CEQA and the Guidelines,
an Environmental Impact Report (EIR) has been prepared by the City of Cypress.
The EIR has identified certain significant effects that will follow from this
project and the City Council desires to approve this project. After deter-
mining that the EIR is complete and has been prepared in accordance with the
CEQA and the Guidelines, and making the Statements of Facts above, the City
Council has also weighed the significant effects of the project against the
overriding consideration noted as follows:
1. The project, upon completion, will produce substantial recurring revenues
to the City of Cypress.
2. Implementation of the project will result in substantial traffic and
public improvements to the subject site.
3. The project, at ultimate development, will provide an estimated 4,000
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 in- filling of vacant urban land.
6. The project is consistent with recent growth projections developed by
the Southern California Association of Governments for the City of
Cypress.
7. The Specific Plan will provide a comprehensive and coordinated develop-
ment plan for the 47 -acre study area.
53
8. The type and intensity of development proposed is compatible with other
business park and commercial uses in the greater Cypress Industrial Area.
9. The project provides for business park and commercial uses of a greater
economic viability than that of the current onsite agricultural uses.
2