HomeMy WebLinkAboutResolution No. 7042467
RESOLUTION NO. 7042
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS,
CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2025-03
TO PERMIT THE EXPANSION OF AN EXISTING CONVENIENCE STORE
WITH ALCOHOLIC BEVERAGE SALES AT 5362 LINCOLN AVENUE,
LOCATED IN THE DOWNTOWN DISTRICT OF THE LINCOLN AVENUE
SPECIFIC PLAN AREA AND DETERMINING THAT THE PROJECT IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, the City Council of the City of Cypress considered an application for
Conditional Use Permit No. 2025-03 in accordance with the provisions of the Cypress
Zoning Ordinance (CZO) and the Lincoln Avenue Specific Plan (LASP), to expand an
existing convenience store with alcoholic beverage sales at 5362 Lincoln Avenue; and
WHEREAS, the subject property is located in the Downtown District of the LASP
and has a General Plan land use designation of Specific Plan; and
WHEREAS, the LASP allows mini -markets and liquor stores in the Downtown
District subject to approval of a conditional use permit; and
WHEREAS, the California Department of Alcoholic Beverage Control issued a
Type 21 (Off -Sale General) license for the subject property as early as 1981, alcohol sales
have operated on the site since that time, City records do not show approval of a
conditional use permit for off -sale alcohol and the operation has, therefore, functioned as
a legal nonconforming use, and approval of Conditional Use Permit No. 2025-03 will
formally authorize the convenience store with alcohol sales and bring the operation into
conformance with the LASP and the CZO; and
WHEREAS, the subject property is located within a crime reporting district where
reported crimes exceed the limits established by the California Department of Alcoholic
Beverage Control, and pursuant to California Business and Professions Code Section
23958.4, the City must determine that public convenience or necessity would be served
by issuance of the alcoholic beverage license; and
WHEREAS, the City Council, after proper notice thereof, on February 23, 2026,
held a duly noticed public hearing on the application and took public testimony; and
WHEREAS, the proposed project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing
Facilities), which applies to the permitting of existing private or public structures involving
negligible or no expansion of use, and there is no substantial evidence that the project
may have a significant effect on the environment; and
WHEREAS, the City Council finds that the applicant agrees with the necessity of
and accepts all elements, requirements, and conditions of this Resolution as being a
reasonable manner of preserving, protecting, providing for, and fostering the health,
safety, and welfare of the citizenry in general and the persons who work, visit or live in
this community in particular.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS DOES
RESOLVE AS FOLLOWS BASED UPON SUBSTANTIAL EVIDENCE TAKEN FROM
THE ADMINISTRATIVE RECORD AND PUBLIC HEARING:
SECTION 1. Conditional Use Permit Findings. Pursuant to Section 4.19.070(E) of
the CZO, the City Council finds, after due study and deliberation, that the following
circumstances exist:
1. The proposed location of the conditional use is consistent with the requirements of
the general plan and the zoning district in which the site is located;
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The project complies with the General Plan, the Cypress Zoning Ordinance, and
the Lincoln Avenue Specific Plan. The expansion improves an existing commercial
use in a designated Downtown area, upgrades site and building conditions, and
supports continued neighborhood -serving commercial activity consistent with
applicable General Plan goals and policies.
2. The proposed location of the conditional use and the conditions under which it
would be operated or maintained would not be detrimental to the public health,
safety, or general welfare, nor would be materially injurious to properties or
improvements in the vicinity; and
The proposed location is appropriate and will not be detrimental to public health,
safety, or general welfare, nor materially injurious to nearby properties. The site
lies within an established commercial corridor of retail, service, office, and nearby
residential uses where customer traffic and neighborhood -serving activity are
anticipated.
No parks or religious institutions are within 300 feet. Although a preschool is
nearby, alcohol sales have occurred at this location for decades without
documented incident, and recent calls for service show none associated with the
business. The request continues an existing use rather than introducing a new or
incompatible operation.
The project also removes an unpermitted structure and replaces it with a code -
compliant addition while improving circulation, parking, landscaping, lighting, and
trash facilities. These upgrades enhance visibility, functionality, and overall site
conditions. In this context, the location will remain compatible with surrounding
properties.
3. The proposed conditional use would comply with all applicable provisions of this
zoning ordinance.
The project complies with the CZO, the LASP, the applicable alcoholic beverage
sales criteria, and the design guidelines. It removes nonconforming site features
and constructs a code -compliant building addition consistent with building, fire, and
accessibility standards.
The building addition maintains compatibility with surrounding commercial
development by matching the scale and character of nearby structures while
modernizing the fa�ade. Removal of substandard improvements and architectural
upgrades enhances the property's visual quality and reinforces the commercial
character of the corridor.
The site design improves functionality through reconfigured parking and circulation
while providing the required number of parking spaces. New landscaping softens
paved areas and buffers adjacent uses.
Operational conditions address maintenance and security. The operator will
maintain the exterior free of litter and debris, upgrade exterior lighting to
discourage loitering, prohibit loitering on -site, and implement security measures
consistent with Police Department direction. The store will maintain its existing
hours, which remain comparable to similar retail uses.
SECTION 2. Public Convenience or Necessity Finding. Pursuant to Business and
Professions Code Section 23958.4, the City Council finds that the following
circumstances exist:
Public convenience or necessity would be served by the issuance of an Alcoholic
Beverage Control license.
Approval of the Conditional Use Permit and continuation of off -sale alcoholic
beverage service at this location will serve the public convenience and necessity
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by supporting an established neighborhood -serving retail use, bringing a
nonconforming use into code compliance, while incorporating site and operational
improvements that protect public health, safety, and welfare.
SECTION 3. CEQA. The City Council finds the project is categorically exempt
from the California Environmental Quality Act pursuant to CEQA Guidelines Section
15301 (Existing Facilities), as the project involves minor alterations to an existing
structure and site with no significant increase in intensity of use on a site that is served
by adequate public services and facilities consistent with the level of development
permitted by the General Plan, and is not an environmentally sensitive area.
SECTION 4. Approval. The City Council of the City of Cypress hereby approves
Conditional Use Permit No. 2025-03 to expand an existing convenience store with
alcoholic beverage sales at 5362 Lincoln Avenue, subject to the conditions of approval
attached hereto as Exhibit "A" and incorporated herein by reference. Any challenge to this
Resolution, and the findings set forth therein, must be filed within the 90 -day statute of
limitations set forth in Code of Civil Procedure 1094.6.
PASSED AND ADOPTED by the City Council of the City of Cypress at a regular
meeting held on the 23rd day of February, 2026.
ATTEST:
CITY CLERK THE CITY OF CYPRESS
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
MAYOR OF THE CITY OF CYPRESS
I, LISA BERGLUND, City Clerk of the City of Cypress, DO HEREBY CERTIFY that
the foregoing Resolution was duly adopted at a regular meeting of said City Council held
on the 23rd day of February, 2026, by the following roll call vote:
AYES: 5 COUNCIL MEMBERS: Chang, Peat, Burke, Medrano, Strong Carnahan
NOES: 0 COUNCIL MEMBERS:
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EXHIBIT A
CONDITIONAL USE PERMIT NO. 2025-03
CONVENIENCE STORE WITH ALCOHOLIC BEVERAGE SALES EXPANSION
5362 LINCOLN AVENUE
CONDITIONS OF APPROVAL
1. General Conditions
Prior to issuance of building permits or commencement of the use, the project
applicant shall sign and return a City -approved affidavit accepting these
conditions of approval. (Planning)
1.2. The applicant 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 (§ 21000 et
seq. - including but not by way of limitation § 21152 and 21167). City shall
promptly notify the applicant of any claim, action, or proceeding brought within
this time period. (City Attorney)
1.3. This permit is granted for the plans dated December 16, 2025 ("the plans") on file
with the Planning Division. The project shall conform to the plans, except as
otherwise specified in these conditions, or unless a minor modification to the
plans is approved by the Planning Director. A minor modification may be granted
for minimal changes or increases in the extent of use or size of structures or of
the design, materials or colors of structures or masonry walls. (Planning)
1.4. The applicant shall comply with all provisions of The Code of the City of Cypress.
(Planning)
1.5. All requirements of the Orange County Fire Authority (OCFA), Orange County
Health Department, and Cypress Building and Safety Division shall be satisfied
prior to commencement of the business operation.
1.6. Any failure of applicant to abide by these conditions of approval or sign and
return a City -provided affidavit accepting these conditions of approval shall be
grounds for City's initiation of proceedings to revoke this Conditional Use Permit
in accordance with the City's Zoning Ordinance.
1.7. The applicant may request minor modifications of conditions of approval
consistent with the intent of the project approval. The Planning Director, City
Engineer, Orange County Fire Authority, and/or the Police Chief, depending on
the requested modification, shall approve the modification in writing. For
numerical standards, the Planning Director may approve deviations up to 10%
provided that city code requirements are met.
2. Planning
2.1. The City Council may modify or revoke this Conditional Use Permit if it determines
that the use, or the manner in which it operates or is maintained, harms public
health, safety, or welfare, or causes material injury to nearby properties or
improvements. (Planning)
2.2. No sign may be installed or displayed without written approval. Changeable copy
or lettering on monument signs is prohibited. The Planning Division and Building
• Community Development Department • Planning Division •
Conditions of Approval
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
471
and Safety Division must review and approve all illumination. Lighting shall not
create glare for motorists, and all conduits, timers, and related equipment shall
be underground or fully concealed within the sign. (Planning)
3. Landscaping
3.1. A detailed landscape and automatic irrigation plan shall be submitted to the
Cypress Planning Division for review and approval at least 60 days prior to
issuance of a certificate of occupancy. (Planning)
3.2. All required landscaping shall be permanently maintained in a neat and orderly
condition. (Planning)
3.3. All landscape improvements shall comply with the Lincoln Avenue Specific Plan
Landscape Design Guidelines, City's water efficiency ordinance, the water -
efficient requirements of the Cypress Zoning Code, and the City's Drought
Response Management Plan. The applicant shall install drip or microspray
irrigation for all landscaped areas. (Planning)
3.4. Unless otherwise specified, all required trees shall be a minimum 15 -gallon in size
and of a variety approved by the Director of Community Development. (Planning)
3.5. Landscape irrigation shall be maintained in good working order so as to cover all
landscaped areas. (Planning)
4. Operational
4.1. The business only shall operate between the hours of 8:00 a.m. and 10:00 p.m.,
Sunday through Thursday, and between 8:00 a.m. and 11:00 p.m. on Fridays
and Saturdays. The City Council maintains the right to review the business hours
of operation and may, subject to a public hearing, limit the hours should
substantiated complaints be received that the business hours are creating an
adverse impact upon neighboring properties. (Planning)
4.2. On -site consumption of alcoholic beverages is prohibited. No seating, tasting,
or gathering areas shall be added without further City approval.
4.3. All product and material storage shall occur within the building. Exterior storage
is specifically prohibited. (Planning)
4.4. The applicant shall obtain written approval from the Cypress Police Department
and the Orange County Fire Authority for any security gate or locking system prior
to the issuance of building permits. (Planning)
4.5. The parking lot shall be used solely for vehicular parking, unless otherwise
approved in writing by the Director of Community Development. (Planning)
5. Property Maintenance
5.1. The property owner shall keep all buildings, walls, fences, trash enclosures,
parking areas, and walkways in good repair. Surfaces shall remain free of
potholes, buckling, significant cracks, dry rot, warping, missing materials, or other
damage that affects safety or appearance. (Planning)
5.2. The property owner shall keep the property free of trash and debris. Materials
associated with the use must be stored only within designated trash enclosures.
(Planning)
5.3. The property owner shall keep the site, publicly accessible interior areas, and any
exterior surfaces visible to the public free of graffiti. Upon written notice from the
City, the owner shall remove graffiti within 48 hours. (Planning)
• Community Development Department • Planning Division •
Conditions of Approval
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
472
6. Fees
6.1. The applicant shall pay all necessary fees established by City Council resolution.
(Finance)
6.2. Within 48 hours of project approval, the applicant shall deliver a check payable to
the County Clerk -Recorder in the amount of $50.00 to the Community
Development Department to enable the City to file a California Environmental
Quality Act Notice of Exemption. (Planning)
7. Engineering
7.1. That all engineering requirements of the City of Cypress, including preparation of
improvement plans and installation of all improvements such as curbs and
gutters, sidewalks, street grading and pavement, sewer and drainage facilities, or
other appurtenant work shall be complied with as required by the City Engineer
and in accordance with specifications on file in the Office of the City Engineer, as
may be modified by the City Engineer; and, that security in the form of a bond,
certificate of deposit, letter of credit, completion guarantee, or cash, in an amount
and form satisfactory to the City of Cypress, shall be posted with the City to
guarantee the satisfactory completion of said improvements. Said security shall
be posted with the City prior to the issuance of a building permit or final map
approval, whichever occurs first, to guarantee the installation of the related
improvements prior to final building and zoning inspections in accordance with an
approved construction phasing plan. In the event the developer's contractor
and/or subcontractor fails to diligently prosecute the work within the public right-
of-way, the City reserves the right, in its reasonable discretion, to issue a stop
work notice and to provide a substitute contractor and/or subcontractor to
complete said work at the sole cost and expense of developer. (Engineering)
7.2. Prior to any street construction or relocation, when there are monuments in the
project area which control the location of subdivisions, streets or highways, or
provide survey control, the developer shall locate and reference the monuments
and shall reset them after construction as required by Section 8771 of the
Business and Professions Code, in a manner meeting the approval of the City
Engineer. (Engineering)
7.3. The applicant shall make all submittals, including engineering, building, grading,
water quality, and inquiries through the department's online plan check and permit
application at https://cvpressca.viewpointcloud.com or as determined by the City
Engineer. (Engineering)
7.4. The applicant will be subject to, but not limited to, the following fees on the
attached Cypress Master Fee Schedule (updated annually on July 1):
• Building Permit and mechanical/electrical/plumbing fees
• Citywide and Regional Traffic Improvements Fees
• Grading and Public Works Permit and plan check fees
• Park Development Fee
• Orange County Sanitation District — Sewer Connection Fees:
https://www.ocsan.cov/home/showpublisheddocument/34705/63859921
8131900000
(Engineering)
8. Landscaping within the Public Right -of -Way
8.1. The applicant or his successor in interest shall maintain all landscaping planted
in the public right-of-way located along the frontage of their property in a healthy
and safe condition. (Engineering, Maintenance)
9. Sewer and Wastewater
• Community Development Department • Planning Division •
Conditions of Approval
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
473
9.1. All sewer lines (including mains and laterals) within the development shall be
private sewer lines and shall be maintained and cleaned by the developer, or
successor in interest. The City of Cypress shall have no responsibility for
maintenance of the private sewer lines. (Engineering)
10. Street Trees
10.1. If trees are planted within the public right of way, they shall be installed in
accordance with the approved street landscape plan subject to the approval of
the City Engineer. (Engineering)
11. Streets
11.1. Prior to the issuance of any certificate of occupancy, including temporary, the
applicant shall install a new project driveway approach that is compliant with the
American Disabilities Act. The developer shall comply with the following
requirements regarding the improvements:
a. Construct all improvements in accordance with Cypress Public Works
standards and specifications to satisfaction of the City Engineer.
b. Prior to construction, obtain and pay for a permit and inspection services.
As part of the permit, maintain a schedule on file with the City Engineer for
the work.
c. Adjust utility vaults and boxes to grade in accordance with the corresponding
utility's requirements and standards.
d. Relocate any utilities as necessary securing the appropriate approvals from
the respective utilities.
e. If necessary, grant easements to the City for pedestrian purposes for any
sidewalk or driveways for compliance with ADA requirements prior to
issuance of a permit for construction.
(Engineering)
11.2. Remove and replace any damaged street, pavement, sidewalk, curb and
gutter, or any other public improvements as a result of work associated with
this project and appropriately clean the area to the satisfaction of the City
Engineer. (Engineering)
11.3. The applicant shall submit a street design plans for approval by the City
Engineer for all proposed City streets or any work within existing public right of
way. Street name signs and traffic signs shall be installed per City Standards.
(Engineering)
11.4. Prior to issuance of a certificate of occupancy, the applicant shall remove and
replace any existing public improvements at the development site which have
existing damage, are damaged due to construction, or otherwise below current
standards, to the satisfaction of the City Engineer. (Engineering)
12. Traffic
12.1. The access driveway to the development shall be designed such as there is
minimal impact on the vehicle's tire upon ingress and egress from the driveway,
as approved by the City Engineer. (Engineering)
12.2. The quantity, location, width, and type of public driveways shall be subject to
the approval of the City Traffic Engineer. Prior to construction of any driveway
approach within the public right-of-way, the applicant shall obtain a public works
permit. (Engineering)
12.3. Prior to the issuance of any grading permits, the applicant shall provide
adequate sight distance per Engineering Standard Plan 204 and 205 at all
• Community Development Department • Planning Division •
Conditions of Approval
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
474
street intersections, driveways, and parkways, in a manner meeting the
approval of the City Traffic Engineer. The applicant shall make all necessary
revisions to the plan to meet the sight distance requirement such as removing
trees, signs, utilities, landscape, hardscape, slopes or any other
encroachments from the limited use area in a manner meeting the approval of
the City Engineer. (Engineering)
13. Utilities
13.1. Prior to issuance of a certificate of occupancy, the applicant shall install all new
utility services underground. (Engineering)
13.2. Arterials shall be crossed by boring only. In public streets, lateral open cuts
spaced within 20 feet of each other shall be covered with a two-inch continuous
asphalt concrete cap. (Engineering)
14. Drainage
14.1. Prior to issuance of grading permits or recordation of the subdivision map,
whichever comes first, at the direction of the City Engineer, the applicant shall
submit a grading plan for approval signed and stamped by a registered California
civil engineer and using actual grades from an Orange County Surveyor's
Benchmark. (Engineering)
14.2. The applicant shall ensure the following requirements are met:
a. Drainage is solved to the satisfaction of the City Engineer and Building Official.
b. The Grading Plan is consistent with the Water Quality Management Plan, Site
Plan and any Improvement Plan for proposed public storm drains.
c. Submittal of a Preliminary Grading Plan if deemed necessary by the City
Engineer.
d. The topography of the area surrounding this development shall be made to
establish existing drainage flow patterns.
e. The minimum slope standards are met for 1% for landscape areas, AC
parking areas 1.5%, Concrete .2%.
f. All surface runoff and subsurface drainage directed to the nearest acceptable
drainage facility, as determined by the City Engineer.
g. Drainage facilities discharging onto adjacent property shall be designed to
imitate the manner in which runoff is currently produced from the site or
alternatively, the applicant may obtain a drainage acceptance and
maintenance agreement, suitable for recordation, from the owner of said
adjacent property.
h. All drainage facilities must be consistent with the County of Orange Grading
Ordinance as supplemented by the Engineering Division and Local Drainage
Manual.
15. Storm Water Quality — National Pollutant Discharge Elimination System
15.1. Development must be undertaken in accordance with conditions and
requirements of the Santa Ana Region National Pollutant Discharge Elimination
System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No.
R8-2010-0062.
15.2. All onsite storm drain inlets, whether newly constructed or existing, must be
labeled "No Dumping Drains to Ocean" before occupancy in accordance with
city requirements.
15.3. All exterior metal building surfaces, including roofs, must be coated with rust -
inhibitive paint to prevent corrosion and release of metal contaminants into the
storm drain system prior to occupancy.
• Community Development Department • Planning Division •
Conditions of Approval
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
475
15.4. Food facilities must be designed with contained areas for cleaning mats,
equipment and containers. This wash area must be inside or covered and
designed to prevent run-on or runoff from the area. The area may not discharge
to the storm drain; indoor or covered area wash waters must drain through a
grease interceptor (if required) to the sanitary sewer or be collected for ultimate
disposal to the sanitary sewer or an authorized location (pumped/trucked
offsite). Wash areas located outside must be covered and bermed; wash water
must be collected and pre-treated through a grease interceptor and not allowed
to drain to storm drain. Additionally, there must be a sign posted instructing that
all washing activities be conducted in this area. Employees must be instructed,
and signs posted indicating that all washing activities be conducted in this area.
Additionally, food facilities are required to obtain a FOG permit (or a Limited
Food Service Establishment waiver) through the City's online application and
permitting system prior to project close-out and or the issuance of a certificate
of occupancy.
15.5. Trash enclosures and/or recycling area(s) must include a structure to cover the
enclosure with a solid roof design below to direct stormwater away from
entering the enclosure. All litter/waste material must be kept in leak -proof
containers. Area(s) must be paved with impermeable material. No other area
may drain onto these areas. The trash enclosure and/or recycling area(s) may
not drain to the storm drain system and all cleanups must be performed using
dry cleanup methods. Additionally, there must be a posted sign on the trash
enclosure informing users that hazardous materials are not to be disposed
therein. Additionally, trash enclosures may be required to be modified to meet
the current solid waste requirements.
15.6. Prior to the issuance of any grading or building permit, the applicant must
submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting
approval of the City Engineer and the Building Official and in accordance with
requirements of the Santa Ana Regional National Pollutant Discharge
Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by
Order No. R8-2010-0062. The ESCP must be developed and implemented to
demonstrate compliance with the City's NPDES Implementation Program and
,State water quality regulations for grading and construction activities. The
'ESCP must identify how all construction materials, wastes, grading or
demolition debris, and stockpiles of soil, aggregates, soil amendments, etc.
must be properly covered, stored, and secured to prevent transport into local
drainage ways or coastal waters by wind, rain, tracking, tidal erosion or
dispersion. The ESCP must also describe how the applicant will ensure that all
BMPs will be maintained during construction of any future public right-of-ways.
The ESCP must be updated as needed to address the changing circumstances
of the project site. A copy of the current ESCP must be kept at the project site
and be available for City review on request.
15.7. Prior to issuance of certificate of occupancy, the applicant must clean all on site
storm drain systems, catch basins, filters, storm drain lines, inlet boxes, etc.
Additionally, upon direction of the City Engineer, the applicant must clean any
public storm drain systems, catch basins, filters, lines, inlet boxes that the City
Engineer has determined have been impacted by the applicant's construction.
If clean-up is not performed, the City may make arrangements to clean the
system at developer's expense.
15.8. The applicant will be subject to all requirements of Section 13-29 of the Cypress
Municipal Code regarding stormwater pollution prevention including, but not
limited to, obtaining a Water Quality permit through the City's online application
and permitting system, prior to issuance of a final certificate of occupancy.
15.9. The owner is responsible for maintaining and operating all on -site private
improvements.
• Community Development Department • Planning Division •
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
Conditions of Approval
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15.10. All property areas must be maintained free of litter/debris.
15.11. All onsite storm drains including post -construction best management practices
(BMPs) must be cleaned at least twice a year; once immediately before
October 1st (the beginning of the rainy season), and once in May (the end of
the rainy season). Additional cleaning may be required by the City Engineer.
15.12. There must be no pressure washing of parking areas, and waste storage areas,
or building site, unless the City approves a collection system to keep water from
entering the storm drain.
15.13. Landscaping must be properly maintained with efficient irrigation to reduce
runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides that can contribute to urban runoff pollution.
15.14. Any CUP applicant or its successor shall be responsible for the cost of any
water quality inspections by the City that are mandated by the State of
California or by the U.S. Environmental Protections Agency (USEPA) presently
or in the future.
16. Building and Safety
16.1. Applicant/developer shall provide a single point of contact for all phases of the
permitting process and the construction process. The point of contact may be
different for permitting and construction. The applicant/developer will provide a
24 -hour contact number. This person will be responsible for all communications
with Building and safety including but not limited to application, plan submittal,
permit issuance, inspection requests and any other requests or inquiries.
(Building and Safety)
16.2. The applicant will schedule a pre -construction meeting with both the Building
Official and City Engineer (or designee) prior to any work starting on the project
site. The meeting shall take place one to two weeks prior to the start of
construction. All contractors including their superintendents,
designers/engineers will be required to attend unless otherwise directed by the
Director of Public Works. (Building and Safety, Engineering)
16.3. Construction bins for non -recyclable and recyclable materials generated from any
construction site (residential and non-residential) must be placed "on site" out of
the public right-of-way unless permit is obtained from the City Engineer. (Building
& Safety)
16.4. A pre -grading SWPPP's inspection is required prior to grading permit issuance.
All required grading stormwater BMPs shall be installed and inspected by the
Building Division prior to release of the grading permit. (Building & Safety)
16.5. Delivery, loading and unloading of construction materials shall occur on site
and not within the Public Right of Way unless a permit is obtained from the City
Engineer. (Building and Safety)
17. Solid Waste
17.1. The applicant shall construct new or modify its existing trash enclosure
structures to house all required solid waste containers (trash, recycle, organics)
and possess a solid covered roof that prohibits stormwater to enter and then
discharge from the enclosure. (Public Works, Water Quality)
17.2. The applicant shall subscribe to solid waste services from the City's solid waste
hauler with no less than one time per week service for trash, recycling, and
organics recycling. These shall be properly maintained and not allowed to
overflow. Source separated organic recycling is required unless alternatives
• Community Development Department • Planning Division •
Conditions of Approval
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
477
are approved in writing from the Public Works Director. (Public Works, Water
Quality)
17.3. For phased construction, as buildings are occupied, the applicant shall ensure
there is adequate room and clearance for solid waste trucks and for placement
of construction bins on site during construction. Access ways shall not be
blocked without written approval of the Building Official. (Public Works)
17.4. The applicant shall not install a trash compactor at the site without first having
received written approval from the City's solid waste hauler. (Public Works)
18. Security
18.1. The operator shall implement security measures consistent with Police
Department recommendations, including camera coverage of entries, parking
areas, and exterior walkways. A security plan shall be submitted for review and
approval prior to issuance of a certificate of occupancy. Loitering shall be
prohibited inside and outside the premises. Signage stating "No Loitering" shall
be posted in visible locations on site. (Police)
18.2. The property address shall be clearly identified on both sides of a freestanding
sign base, if one exists. A minimum of six inch lettering shall be used for the
property address. The property address shall also be posted in a visible
location on the building. (Police)
18.3. The operator shall maintain clear and unobstructed visibility into the interior of
the store from the public right-of-way and parking areas at all times. The
operator shall not install or maintain window coverings, signage, displays,
shelving, or other obstructions that block or substantially obscure visibility into
the store. (Police)
18.4. Lighting for commercial buildings shall be as follows: (Police)
a. The address number of every commercial building shall be illuminated
during the hours of darkness so that it shall be easily visible from the street.
(Police)
b. All exterior commercial doors, during the hours of darkness, shall be
illuminated with a minimum of one footcandle of light. All exterior bulbs shall
be protected by weather and vandalism resistant cover(s). (Police)
c. Prior to issuance of any building permits, the applicant shall submit a
detailed photometric lighting plan for review and approval by the Community
Development Department and Police Department. The plan shall
demonstrate a minimum average illumination level of one foot-candle
throughout the parking lot and other exterior areas of the site. The lighting
design shall prevent glare onto adjacent properties and public rights -of -way
and shall comply with all applicable provisions of the Cypress Zoning
Ordinance. (Police)
d. Exterior lighting shall be maintained in working order at all times and
designed to eliminate glare and spillover onto adjacent properties. Lighting
levels shall provide clear visibility of entrances, parking areas, and
walkways in compliance with CPTED principles. (Police)
19. Fire
19.1. The applicant shall comply with all applicable requirements of the Orange
County Fire Authority (OCFA), obtain OCFA plan review approval, and satisfy
all OCFA conditions prior to issuance of any building permits. (Orange County
Fire Authority)
Effective: February 23, 2026 (Date of CC Mtg.)
• Community Development Department • Planning Division •
Exhibit "A" Convenience Store with Alcoholic Beverage Sales Expansion
Conditions of Approval
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• Community Development Department • Planning Division •