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Resolution No. 5634205 RESOLUTION NO. 5634 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS APPROVING DESIGN REVIEW COMMI1"1EE PERMIT NO. 2002 -11 - WITH CONDITIONS. THE CITY COUNCIL OF THE CITY OF CYPRESS HEREBY FINDS, RESOLVES, DETERMINES, AND ORDERS AS FOLLOWS: 1. That an application was filed for a Design Review Committee Permit in accordance with the provisions of Section 35.157 of the Zoning Ordinance of the City of Cypress to allow the construction of a 5,009 square -foot building for use as an equine veterinary hospital located at 8931 Watson Street, within the Downtown District of the PC Planned Community Zone (Lincoln Avenue Specific Plan area). 2. That in accordance with Section 35.159 of the Cypress Zoning Ordinance, the Design Review Committee reviewed and approved this project on December 5, 2002. 3. That in accordance with Section 35.159 of the Cypress Zoning Ordinance, the decision of the Design Review Committee on this project was reported to the City Council on January 13, 2003, during a public meeting of the City Council. 4. That in accordance with Section 35.161 of the Cypress Zoning Ordinance, the effective date of the Design Review Committee's decision to approve this project shall be the date of acceptance by the City Council, and upon receipt by the Community Development Department of an agreement to any conditions of approval signed by the applicant. 5. That the City Council hereby finds that: a. The proposed location of the project is in accord with the objectives of the Zoning Ordinance and the purpose and intent of the zone in which the site is located, which is: Intended as a medium density commercial mixed use district. b. The proposed location of the project and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare or be materially injurious to properties or improvements in the vicinity in that: (1) The subject veterinary hospital building design would be compatible and consistent with the existing surrounding commercial buildings, including size and exterior building materials and color. (2) The subject building design would comply with the architectural design guidelines of the Lincoln Avenue Specific Plan. (3) The veterinary hospital use of the subject building would be compatible with surrounding properties within the same PC Zone. (3) The proposed development of the subject building would be consistent with the goals and policies of the Cypress General Plan and the Lincoln Avenue Specific Plan with regard to revitalizing and improving the image of the Lincoln Avenue corridor. c. The veterinarian hospital project, as conditioned, will comply with each of the applicable provisions of the Cypress Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress does hereby approve Design Review Committee Permit No. 2002 -11, subject to the conditions attached hereto as Exhibit "A ". 206 PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 27th day of January, 2003. S MAYOR OF THE CITIOF-e7aliESS A'1'1EST: STATE OF CALIFORNIA ) COUNTY OF ORANGE )SS I, JILL R. INGRAM- GUERTIN, 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 27th day of January, 2003, by the following roll call vote: AYES: 5 COUNCIL MEMBERS: McGill, Piercy, Sondhi, Keenan and McCoy NOES: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None 207 EXHIBIT "A" Design Review Committee Permit No. 2002 -11 8931 Watson Street CONDITIONS OF APPROVAL Bolded conditions represent mitigation measures and/or conditions specific to this project. Italics denote revised text. GENERAL CONDITIONS 1. The developer shall defend, indemnify, and hold harmless, the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul, an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, CH. 4 (§ 21000 et seq. - including but not by way of limitation § 21152 and 21167). City shall promptly notify the developer of any claim, action, or proceeding brought within this time period. City shall further cooperate fully in the defense of the action and should the City fail to either promptly notify or cooperate fully, developer shall not thereafter be responsible to defend, indemnify, or hold harmless the City. 2. The developer's contractor shall provide the City with a Certificate of Insurance on City form evidencing a comprehensive liability insurance policy with a combined single limit of not less than $500,000 each occurrence in connection with the work performed. Certificate shall include the City, its Council, officers, members of boards or commissions and employees as additional Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including attorney's fees, arising out of or in connection with the work to be performed under the development executed by the Named Insured and City, including any act or omission of employees, agents, subcontractors, or their employees. Such certificate shall have a thirty (30) day cancellation notice to the City of Cypress. 3. The applicant/developer shall comply with all provisions of the Code of the City of Cypress. 4. All requirements of the Orange County Health Department shall be satisfied prior to commencement of the business operation. 5. All requirements of the and Cypress Building and Safety Division and the Orange County Fire Marshal's Office shall be complied with prior to a Certificate of Occupancy being issued. 6. The applicant shall obtain a Cypress business license prior to commencement of the business operation. 7. All applicable conditions of Design Review Committee Permit No. 2002 -11 shall be • Community Development Department • Planning Division • 208 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval complied with prior to occupancy of the subject building. Page 2 8. All business activity shall occur within the building, excepting loading and unloading activities. Temporary use permits may be granted for outdoor activity in accordance with Section 35, Division 10, of the Cypress Zoning Ordinance. 9. Within forty -eight (48) hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk - Recorder in the amount of Forty -Three Dollars ($43.00) County administrative fee, to enable the City to file the Certificate of Fee Exemption in accordance with the Notice of Determination pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such forty -eight (48) hour period, the applicant/developer has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. 10. Any and all correction notice(s) generated through the plan check and/or inspection process is /are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant and all agents thereof. ENGINEERING CONDITIONS 11. All requirements of the State Subdivision Map Act, and the City's Subdivision Ordinance shall be satisfied. 12. Drainage shall be solved to the satisfaction of the City Engineer. A grading plan, in ink on Mylar, signed by a registered California civil engineer and using actual grades from an Orange County Surveyor's Benchmark shall be submitted for approval. A topography of the area surrounding this development shall be made to establish existing drainage flow patterns. If the existing natural flow of any adjoining parcel is across the land of this development, a drainage easement shall be granted and drainage facilities provided for that property to the satisfaction of the City Engineer. All onsite drainage conveyed to the street shall be by means of an under - sidewalk drain. Onsite landscape areas shall have a slope gradient of one percent (1 %) minimum in landscape areas. In parking areas, AC shall have a minimum slope gradient of one and one -half percent (1.5%) or as approved by the City Engineer, and concrete shall have a minimum slope gradient of two - tenths percent. (.2%). 13. Where an existing block wall is removed, the Developer shall provide suitable temporary fencing for all adjacent properties during construction of the perimeter walls. A retaining wall per City standards shall be constructed at the property line where the finish grade difference is greater than twelve inches (12 "). A six -inch (6 ") concrete curb shall be constructed per City standards to protect all block walls and structures exposed to vehicular traffic. The property lines shall have a single block wall wherever possible. The developer shall obtain and submit to the City, the written permission or denial of the adjacent property owner. Vertical grade separation shall not exceed two feet (2') between two adjacent properties. • Community Development Department • Planning Division • 209 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 3 14. The developer shall provide adequate "No Parking" controls within the development and appropriate "No Parking - Fire Lane" signs shall be installed per California Vehicle Code #22658, to the satisfaction of the Building Official and County Fire Marshal. The developer of this project shall provide adequate speed control within the development to the satisfaction of the City Engineer. Onsite traffic circulation shall be subject to the approval of the City Engineer. 15. Disabled access facilities shall be installed in accordance with the requirements of the Federal Americans with Disabilities Act (ADA) and State of California Title 24. 16. The developer shall provide mailbox facilities to the satisfaction of the Public Works Director, Planning Director, and Postmaster. 17. All existing public improvement at the development site which are damaged due to construction, cracked, or otherwise below standard, shall be removed and replaced to the satisfaction of the City Engineer. 18. The quantity, location, width, and type of driveways shall be subject to the approval of the City Engineer. An effective sight distance for vehicular traffic shall be maintained at the intersection of the driveway entrances with Watson Street. No landscaping in excess of three feet (3') high will be allowed in the area of the curb returns. Adequate sight distance also shall be maintained within the development at all driveway intersections to the satisfaction of the City Engineer. 19. All utility services shall be underground. Trenching and backfill in streets shall be per City of Cypress Standard No. 109. Arterials shall be crossed by boring only. In City streets lateral open cuts spaced within twenty feet (20') of each other shall be covered with a one inch (1 ") continuous A.C. cap. 20. A sewer plan shall be submitted for approval by the City Engineer. Unused sewer laterals connected to existing buildings at the property shall be plugged at the property line. 21. E23 FEES REQUIRED FOR IMPROVEMENTS ARE AS FOLLOWS: • Public Works Plan Check & Inspection (Per Resolution 5069). • Drainage Fee for Master Drainage Plan (Per Resolution 2287). • City -wide Traffic Improvement (Per Resolution 4348 and current fee Resolution). • Regional Traffic Improvement (Per Resolution No. 4400). • Sanitary Sewer Connection (Per Orange County Sanitation District, OCSD -09). • Grading Plan Check and Permit (Per Resolution 5069). • All applicable Building Division fees. • Community Development Department • Planning Division • 210 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 4 22. Developer/Property owner shall obtain a Notice of Intent from the State of California Regional Water Quality Control Board. A copy of the Notice of Intent acknowledgement from the State of California Regional Water Quality Control Board shall be submitted to the City of Cypress before issuance of grading permits. 23. Developer/Property owner shall submit a Storm Water Pollution Prevention Plan and a Water Quality Management Plan, which identifies construction and post construction Best Management Practices (BMP's), to the Engineering Division for review and approval. The project shall also incorporate measures as specified in the County of Orange Drainage Area Management Plan (DAMP) to help control runoff. Examples of BMP's and control measures are included in the California Storm Water Best Management Practices Handbook, Industrial /Commercial and Construction Activity, March 1993 and the County of Orange Drainage Area Management Plan (1993). Appropriate Structural and Non - Structural BMP's for Fuel Dispensing facilities shall be included in the Water Quality Management Plan. 24. A canopy shall be constructed over the trash enclosure to prevent stormwater runoff from entering the enclosure. In addition, a drainage system connected to the sanitary sewer system shall be installed in the enclosure to collect any drainage that may result from the disposal of trash thereby reducing the potential of residue flowing outside the enclosure. 25. Each horse stall shall have its own drainage system connected to the sanitary sewer to allow for washing down of horse stalls. Exam/treatment area shall also have drain inlet connected to the sanitary sewer. No discharges shall be permitted from inside of the building to the outside that can eventually enter the storm drain system. 26. Any chemicals stored onsite shall be kept in a self contained enclosed area. The enclosure shall be designed so to prevent any release of product in case of container rupture. Facility shall also have a spill response contingency plan in place that addresses spill incidents. 27. A service sink shall be installed inside of the stable area to allow for cleaning and rinsing out of any equipment or supplies during the operation of the facility. 28. The above noted conditions do not exempt this project from any other structural improvements that are required by the NPDES Drainage Area Management Plan for Orange County. 29. Prior to issuance of building permits, the applicant shall obtain coverage under the NPDES Statewide Industrial Stormwater Permit for General Construction Activities from the State Water Resources Control Board. Evidence that this has been attained shall be submitted to the City Building Division. (Mitigation Measure No. HWQ1) • Community Development Department • Planning Division • 211 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 5 30. Prior to issuance of building permits, the applicant shall submit for approval by the City Building Department, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on -site to control predictable pollution runoff. (Mitigation Measure No. HWQ2) 31. Precise grading plans shall include an Erosion, Siltation, and Dust Control Plan to be approved by the City Engineer. The plan shall include provisions for mitigation measures such as temporary irrigation, sand bagging, and a compaction program. The Plan shall ensure that the discharge of surface runoff from the site during construction activities shall not result in increased erosion or siltation discharge to existing drainage facilities. (Pursuant to the requirements of Mitigation Measure No. 4.6.2, page 4.6 -11, Cypress General Plan EIR.) (Project Mitigation Measure No. GEO4) COMMUNITY DEVELOPMENT CONDITIONS 32. Utilities shall not be released until all conditions of approval have been met to the satisfaction of the Community Development Department. 33. Any expansion or modification of the approved building beyond what is approved as part of Design Review Committee Permit No. 2002 -11 will require an amendment to the permit. 34. Architectural elevations and site plans shall be reviewed and approved by the Community Development Department prior to the issuance of building permits. 35. All architectural treatments shall be constructed as illustrated on plans and renderings submitted. The final exterior color scheme shall be submitted to City staff for review and approval prior to actually painting the structure. 36. Onsite security lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. (Mitigation Measure No. AES1) 37. All roof mounted equipment, such as heating and air conditioning units, shall be adequately screened from public view subject to the approval of City staff. Commercial or industrial developments which adjoin residentially zoned areas shall construct noise bafflers and/or deflectors on all mechanical equipment mounted outdoors, to the satisfaction of City staff. 38. The transformer boxes and water valves shall be placed in locations acceptable to the Community Development Director and shall be adequately screened from view with plant materials. 39. The developer shall provide an adequate number of trash enclosures onsite and at a location acceptable to City staff. Construction bins must be maintained onsite. Bin rental shall be contracted through Briggeman Disposal. • Community Development Department • Planning Division • 212 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 6 40. Compact parking space aisles shall be denoted as such on the asphalt as "Compact Only." 41. A detailed landscape and automatic irrigation plan shall be submitted to the Community Development Department for review and approval at least sixty (60) days prior to issuance of a Certificate of Occupancy. In addition, a bond shall be posted with the Public Works Department to guarantee against defects in plant materials and workmanship. 42. Unless otherwise specified, all required trees shall be a minimum 15- gallon in size and of a variety approved by the Community Development Director. 43. A redwood landscape retainer, a minimum of two inches by six inches (2" x 6 ") in size, shall be installed along all property lines where necessary to retain the landscape planters until adjoining properties are developed. 44. A comprehensive sign program for both building and freestanding monument signs shall be submitted for Community Development Department approval prior to any signing installation. The developer shall not erect or display on the subject property any signs which have not been approved in writing by the Community Development Department. 45. Landscape irrigation pipes and sprinkler heads shall be maintained in good working order so as to cover all landscaped areas. 46. All product and material storage shall occur within the building. Exterior storage is specifically prohibited. 47. Outside public address speakers, telephone bells, buzzers and similar devices which are audible on adjoining properties are hereby prohibited. 48. Security gate systems shall be equipped with a Knox box system with a keypad override providing access with a Knox submaster key for emergency access by police and fire services. The security gate system shall be approved in writing by the Cypress Police Department and Orange County Fire Authority prior to issuance of building permits. 49. All walls, fences and trash enclosures shall be maintained free of significant surface cracks, dry rot, warping, missing panels or blocks, which threaten the structure's structural integrity or graffiti which threatens the appearance. 50. Parking lot surfaces and pedestrian walkways shall be maintained in a safe condition such that any concrete, asphalt, or other driving or walking surfaces are free of potholes, buckled or cracked surfaces, or raised areas. 51. The property shall be maintained free of the accumulation of trash and debris. Trash and debris associated with the permitted uses are to be stored solely in designated trash enclosures. • Community Development Department • Planning Division • 213 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 7 52. Exterior building elevations shall be maintained in a safe appearance such that the buildings are free of broken, missing or significantly cracked surface finished materials. 53. The City Council shall maintain the right to review the veterinarian hospital's hours of operation and may limit the business hours should substantiated complaints be received that the business hours are creating an adverse impact upon neighboring properties. 54. The total area of office or retail use shall not exceed 4,500 square feet within the 5,009 square -foot building. 55. The business hours of operation in relation to loading/unloading activities (including horses, trailers, and supplies) shall be limited from 8:00 a.m. to 6:00 p.m. only, on Mondays through Saturdays. Late night, early morning, and Sunday loading activities shall be specifically prohibited, except during emergencies. Medical activities conducted fully within the building shall not be subject to any restrictions in terms of hours of operation. The horse trailers shall be removed from the site promptly after the loading/unloading is completed and shall not be kept onsite. 56. No outdoor overnight parking shall be permitted under any circumstances. 57. The project shall comply with all mitigation measures as referenced in the Negative Declaration prior to issuance of Certificate of Occupancy. 58. Should substantiated complaints be received, the business operation may be modified, subject to the nuisance abatement provisions contained in the Cypress City Code. 59. Mechanical devices associated with the cleaning and maintenance of real property may be used within any zone between the hours of 7:00 a.m. and 8:00 p.m. on weekdays and between the hours of 8:00 a.m. and 8:00 p.m. on weekends and federal holidays. Such devices include but are not limited to stationary or mobile pumps, fans, compressors, generators, blowers, and sweepers. The use of such devices for such purposes is prohibited at all other times. 60. The loading door shall remain closed at all times, except during actual loading and unloading of horses and supplies. Ventilation of the building shall be provided through artificial means (i.e. air conditioning) not by window or door openings in order to prevent objectionable odors detectible by surrounding properties. (Mitigation Measure No. AQ3) 61. The straw and any wastes shall be bagged prior to placing it in the trash dumpster. (Mitigation Measure No. AQ4) 62. Transportation of hazardous materials to the project site shall comply with Department of Transportation regulations. (Mitigation Measure No. HM3) • Community Development Department • Planning Division • 214 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 8 63. Any hazardous waste that is generated on -site shall be transported to an appropriate disposal facility by a licensed hauler in accordance with the appropriate State and Federal laws. (Mitigation Measure No. HM4) BUILDING CONDITIONS 64. Applicant/developer shall comply with applicable provisions of the 2001 California Building, Plumbing, Electrical and Mechanical Codes, the 2001 California Administrative Code, Title 24, and the Code of the City of Cypress. 65. Type 5 cement shall be used for all foundations and slabs on grade. 66. All slabs on grade (including M -1 occupancies) shall receive a minimum of a 10 mil. moisture barrier. 67. A soil investigation report shall be submitted with the plans for plan check. Report shall include soil bearing capacity, seismic study, in compliance with the Seismic Hazard Mapping Act of the State of California, grading, paving, sulfate test and other pertinent information under good engineering practice. 68. Prior to final certificate of occupancy, as required by California State Health and Safety Code, Section 19850, the applicant shall submit to the Cypress Building Division, 35mm microfilm copies of the approved plans on standard aperture cards, to serve as the official file copy of the approved building plans. 69. The project shall comply with SCAQMD Rule 403 (Fugitive Dust Emissions) to reduce construction - generated dust particulates. The applicant shall also obtain approval of a dust control plan from the Building Division prior to issuance of each grading or building permit. (Mitigation Measure No. AQ1) 70. The site shall be watered twice daily during the grading and site preparation phase of the project. (Mitigation Measure No. AQ2) 71. All structures shall be designed, as confirmed during the building design plan checking, to withstand anticipated groundshaking caused by future earthquakes within an acceptable level of risk (i.e. high risk zone) as designated by the City's latest adopted edition of the Uniform Building Code. (Pursuant to the requirements of Mitigation Measure No. SAF -2.2, page 4.6 -12, Cypress General Plan EIR.) (Project Mitigation Measure No. GEO1) 72. Prior to issuance of grading permit, a site specific geologic and soils report shall be prepared by a registered geologist or soils engineer and submitted to the City Building Division for approval. The report shall specify design parameters necessary to remediate any soils and geologic hazards. (Pursuant to the • Community Development Department • Planning Division • 215 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 9 requirements of Mitigation Measure No. SAF 2.3, page 4.6 -12, Cypress General Plan EIR.) (Project Mitigation Measure No. GEO2) 73. All grading, landform modifications and construction shall be in conformance with state -of- the - practice design and construction parameters. Typical standard minimum guidelines regarding regulations to control excavations, grading, earthwork construction, including fills and embankments, and provisions for approval of plans and inspection of grading construction are set forth in the latest version of the Uniform Building Code. Compliance with these standards shall be evident on grading and structural plans. This measure shall be monitored by the City Building Division of the Community Development Department through periodic inspections. (Pursuant to the requirements of Mitigation Measure No. 4.6.3, page 4.6 -13, Cypress General Plan EIR). (Project Mitigation Measure No. GEO3) 74. Grading and exterior building construction activities shall be limited to the hours of between 7:00 a.m. and 8:00 p.m. Monday through Friday, between 9:00 a.m. and 8:00 p.m. on Saturday, if the City's noise standards are exceeded. Interior building construction and tenant improvements shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday, only if the City's noise standards are exceeded. No construction activity shall be allowed on Sundays or federal holidays. In addition, construction equipment shall be equipped with effective muffling devices. Compliance with this measure is subject to field inspection by City staff. (Pursuant to Cypress Municipal Code Section 13- 70.e.) (Project Mitigation Measure No. N1) FIRE AUTHORITY CONDITIONS 75. Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. 76. Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. 77. Prior to the issuance of any building permits, the applicant shall obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of every structure on site. Please contact the Orange County Fire Authority at (714) 744 -0499 or visit the Orange County Fire Authority website to obtain a copy of the "Guidelines for Emergency Access." 78. Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the Orange County Fire Authority at (714) • Community Development Department • Planning Division • 216 Exhibit "A" Design Review Committee Permit No. 2002 -11 Conditions of Approval Page 10 744 -0499 or visit the Orange County Fire Authority website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." 79. Prior to the issuance of any certificate of use and occupancy, the fire lanes shall be installed in accordance with the approved fire lane plan. The CC &R's or other approved documents shall contain a fire lane map, provisions which prohibit parking in the fire lanes and a method of enforcement. 80. Prior to the approval of any building permits, the applicant/developer shall submit to the Fire Chief a list of quantities of all hazardous, flammable and combustible materials, liquids, or gases to be stored, used, or handled on -site. These liquids and materials shall be classified according to the Uniform Fire Code using the "Orange County Fire Authority Chemical Classification Handout." The submittal shall provide a summary sheet listing each hazard class, the total quantity of the chemicals stored per class, and the total quantity of chemicals used in each class. All forms of materials shall be converted to units of measure in pounds, gallons, and cubic feet. (Pursuant to Cypress Municipal Code Section 142- 11.a.) (Project Mitigation Measure No. HM -1) 81. Prior to issuance of a building permit, the applicant shall contact the Orange County Fire Authority Hazardous Materials Disclosure Office to obtain a "Hazardous Materials Business Information and Chemical Inventory Packet." This shall be completed and submitted to the Fire Chief prior to the issuance of a building permit. (Pursuant to Cypress Municipal Code Section 143- 11.b.) (Project Mitigation Measure No. HM2) (Revised 1 -27 -2003) • Community Development Department • Planning Division •