Resolution No. 5564 436
RESOLUTION NO. 5564
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS
RELATING TO THE CONFORMITY OF THE PROPOSED ACQUISITION OF
THE WALKER/KATELLA SITE AND THE PROPOSED DEVELOPMENT OF THE
WALKER/KATELLA RETAIL PROJECT WITH THE CYPRESS GENERAL PLAN
WHEREAS, the Cypress Redevelopment Agency is considering several alternative plans
for the development of the proposed Walker/Katella Retail Project, an approximately 18-acre site
at the northwest corner of Walker Street and Katella Avenue which consists of Assessor Parcel
Nos. 241-091-27 through 241-091-30 and 241-091-33 and 241-091-34 (the "Site"); and
WHEREAS, the Cypress Redevelopment Agency has noticed its intention to conduct a
hearing in accordance with the requirements of California Code of Civil Procedure section
1245.235 for the purpose of considering whether to adopt a Resolution of Necessity for the
possible acquisition by eminent domain of the property comprising the Site for the purpose of
redevelopment as well as the elimination of blight in conformance with the Redevelopment Plan
for the Los Alamitos Race Track and Golf Course Redevelopment Project Area; and
WHEREAS, the Cypress Redevelopment Agency has requested that the City Council, as
the planning agency of the City of Cypress, determine the conformity of the proposed acquisition
of the Site and the proposed development of the Walker/Katella Retail Project with the 2001 City
of Cypress General Plan Update pursuant to section 65402 of the California Government Code;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS HEREBY
FINDS, RESOLVES, DETERMINES, AND ORDERS AS FOLLOWS:
1. Goal LU-1 of the General Plan states: "Create a well balanced land use pattern
that accommodates existing and future needs for housing, commercial, industrial and open space/
recreation uses, while providing adequate community services to City residents." One of the key
issues identified in the General Plan is the balance between development and economic growth.
a. The text of the General Plan provides: "A well-balanced community
provides employment, housing, and recreation opportunities for its residents and a strong tax
base for the City. By encouraging a mix of land uses, the City can meet the housing need for all
income groups, enjoy a stable employment and tax base, and provide residents with suitable
recreational opportunities."
b. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project assists the City in achieving its goal of creating a well-balanced
land use pattern throughout the City by accommodating uses that respond to the needs of the
community. The Walker/Katella Retail Project proposes commercial uses that would provide
additional employment opportunities in the City, additional shopping and dining opportunities in
the city, and further strengthen the tax base for the City. The Walker/Katella Retail Project
implements the City's goal of balanced development with economic growth.
2. Goal LU-2 of the General Plan states: "Ensure that new development is
compatible with surrounding land uses, the circulation network, availability of public facilities,
and existing development constraints."
a. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project would be consistent with surrounding race track, golf course,
business park, commercial and office uses. The existing circulation network formed by Walker
Street and Katella Avenue currently, as well as in the future, has sufficient capacity to support
the vehicular trips resulting from the project. The existing infrastructure is also sufficient to
support the proposed land uses.
3. Goal LU-3 of the General Plan states: "Revitalize older commercial and
residential uses and properties."
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a. Policy LU-3.1 states: "Encourage and continue the use of redevelopment
activities in the Civic Center project area, on Lincoln Avenue, and on the Los Alamitos Race
Track and Cypress Golf Club."
b. Policy LU-3.2 states: "Support the provision of incentives for private
development (as appropriate), joint public-private partnerships, and public improvements
through redevelopment actions."
c. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project seeks to revitalize a property in the City that once was devoted to
older commercial uses (associated with a former swap meet), but is no longer needed for that
use, and replacing the now vacant and underutilized parcel with a retail center. In addition, the
Walker/Katella Retail Project further implements Policies LU-3.1 and LU-3.2 by encouraging
redevelopment of the project site within the Los Alamitos Race Track and Golf Course
Redevelopment Project Area and by allowing the Redevelopment Agency the opportunity to
provide incentives or enter into public/private partnerships, if desired.
4. Goal LU-10 of the General Plan states: "Carefully regulate future development in
the Business Park to ensure the current high quality environment is maintained."
a. The proposed development of the Walker/Katella Retail Project must
conform to the development regulations in the Cypress Business and Professional Center
Specific Plan. Adherence to the development regulations ensures that the project is of high
quality and is compatible with neighboring high quality development in the Specific Plan area.
5. Goal LU-14 of the General Plan states: "Attract high quality businesses to
Commercial and Business Park areas.
a. Policy LU-14.2 states: "Actively market and promote Cypress by
identifying development opportunities in the City's commercial and business park areas and
displaying on City's website along with key contacts."
b. Policy LU-14.3 states: "Assist in the development of property
surrounding the Los Alamitos Race Course by providing site marketing and City permit
procedure assistance."
c. While specific users for the proposed retail space have not been fixed at
this time, it is the intent of the proposed acquisition of the Site and the proposed development of
the Walker/Katella Retail Project to attract high quality businesses to the City. Implementation
of the project would require compliance with the design standards and design guidelines in the
Specific Plan, which would provide for integrated architecture, circulation and design that would
facilitate in attracting high-quality businesses.
6. Goal LU-15 of the General Plan states: "Retain and facilitate the expansion of
businesses throughout the City."
a. Policy LU-15.3 states: "Provide incentives, such as through
redevelopment and the ongoing improvement of public infrastructure and services that will
attract more retail, restaurant and entertainment business."
b. The Walker/Katella Retail Project will expand the number of retail
businesses in the City. The Cypress Redevelopment Agency has the option to provide incentives
or enter into public/private partnerships to attract commercial businesses to the site, if desired.
7. Goal LU-16 of the General Plan states: "Continue to diversify the Cypress
Business Park to maintain its competitiveness."
a. Policy LU-16.1 states: "Continue to identify business park needs to create
an attractive, competitive and diversified economy, such as facilitating the development of
restaurants, hotels and meeting rooms."
b. Policy LU-16.2 states: "Encourage the development of commercial land
uses at key intersections in the business park, such as Katella AvenueNalley View Street and
Katella Avenue/Walker Street."
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c. Policy LU-16.3 states: "Through contacts with brokers and business
owners, pursue the market for unique retailing concepts, such as a "restaurant row," that can
serve both the employment and the local residential market."
d. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project would assist in diversifying the types of uses in the Cypress
Business Park, and specifically the uses within the Cypress Business and Professional Center
Specific Plan area. The Project would provide additional restaurants and commercial uses to
serve both the business park users and City residents at a key intersection within the Cypress
Business Park.
8. Goal LU-17 of the General Plan states: "Facilitate the expansion of the local
serving retail sector."
a. Policy LU-17.1 states: "Increase the fiscal benefits to the City by
attracting new retail, restaurant and entertainment businesses that can better serve the local
population and employment."
b. Policy LU-17.2 states: "Target locations for new retail establishments in
heavily traveled areas, such as along Lincoln Avenue and Valley View Street, as well as
locations for a potential restaurant row."
c. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project meets the goal of facilitating the expansion of local serving retail
sector. The proposed project would increase fiscal benefits to the City with the retail and
restaurant uses that would serve both the business park users and City residents. Katella Avenue
is a major thoroughfare within the City. The northwest corner of Walker Street and Katella
Avenue is an appropriate location to target new retail establishments along a heavily traveled
corridor to capitalize upon the bypass traffic.
9. The General Plan land use designation for the proposed location of the Walker/
Katella Retail Project "Specific Plan."
a. The Cypress Business and Professional Center Specific Plan, approved
April 17, 1990, provides comprehensive guidance and regulations for the development of the
approximately 298.2 gross acres within the City of Cypress. The Specific Plan establishes
development regulations and programs for plan implementation. The Specific Plan's Land Use
Plan proposes approximately 11.8 acres of Mixed Use Business Park; 33.4 acres of Professional
Office; 21.2 acres of Professional Office and Hotel and Support Commercial uses; 8.2 acres of
Mixed Use Business Park/General Retail Commercial; 93.6 acres of renovated golf course; and
130 acres of existing race track for the project site, by establishing policies and zoning
designations for the subject property.
b. The Walker/Katella Retail Project site is located in Specific Plan Planning
Area 5, which is designated as Professional Office in the Specific Plan. The Zoning Map
designates the project site as Planned Business Park.
c. The Specific Plan details the list of permitted and conditionally permitted
uses in the Professional Office designation. The uses permitted subject to a conditional use
permit also include the uses specified in Section 11.1 of the Zoning Code, which (as a result of
subsequent amendments to the Zoning Code) is now Section 13, Industrial Zones.
d. Retail commercial centers of not less than 10 acres in size are uses
permitted subject to a conditional use permit on sites with the zoning designation of Planned
Business Park.
10. The goals, objectives, and policies of the Specific Plan include the following:
a. Goal 1: "To achieve the best possible land use for the Specific Plan are
with emphasis on employment generation, economic growth, and generation of revenues to the
City, while retaining the golf course and race track uses on-site."
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b. Objective 1.2: "Promote a business park environment that balances
quality development with economic growth while also providing for semi-public uses such as the
renovated golf course."
c. Objective 1.3: "Build flexibility into the development concept to allow
maximum response to market demand."
d. Policy 1: "Encourage primarily employment generating business park and
commercial uses for the planning area."
e. Policy 2: "Encourage revenue generating uses (i.e., retail sales)."
f. Goal 2: "Allow a wide range of uses in the development area that achieve
compatibility, reflect the needs of the community and are marketable."
g. Objective 2.2: "Establishment of uses which are compatible with
contemporary business park requirements for a wide range of uses."
11. With respect to the goals, objectives, and policies of the Specific Plan described
above in paragraph 10:
a. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project would provide additional restaurants and commercial uses to serve
both the business park users and City residents, and increase fiscal benefits to the City. The
restaurant and commercial uses would provide additional employment opportunities within the
City, would stimulate economic growth in the City, specifically in the southern portion of the
City, and would generate additional revenues and sales tax for the City.
b. The proposed acquisition of the Site and the proposed development of the
Walker/Katella Retail Project would assist in diversifying the types of uses in the Cypress
Business Park, and specifically the uses within the Specific Plan area. The Specific Plan
identifies a range of permitted and conditionally permitted uses, which allows flexibility to
develop uses to respond to market demand. The Walker/Katella Retail Project proposes uses that
are consistent and compatible with existing and planned uses within the Specific Plan.
c. The Walker/Katella Retail Project must conform to the development
regulations in the Specific Plan. Adherence to the development regulations ensures that the
project is high quality and conforms to neighboring high quality development in the Specific
Plan area.
12. Section VIII.D of the Specific Plan allows for certain changes to the Specific
Plan's provisions by the Planning Director, subject to appeal to the City Council, including the
transfer of land use from one planning area to another if the following findings are made: (a) the
transfer meets the design and land use concepts of the overall intent of the Specific Plan; (b)
adequate facilities and service/parking requirements; (c) such transfers are recorded in
accordance with the monitoring program for the subject properties and the planning unit table;
and (d) provide that commercial retail uses shall be located to maximize exposure and
accessibility.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS HEREBY
FURTHER FINDS, RESOLVES, DETERMINES, AND ORDERS AS FOLLOWS:
1. The proposed acquisition of the Site and the proposed location of the
Walker/Katella Retail Project is in accord with the designation of the site as "Specific Plan" by
the City of Cypress General Plan.
2. The proposed acquisition of the Site and the proposed location of the
Walker/Katella Retail Project and the associated improvements will not be detrimental to the
public health, safety, or welfare, or be materially injurious to properties or improvements in the
vicinity.
3. The proposed acquisition of the Site is in conformance with the goals, policies,
and objectives of the City of Cypress General Plan.
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4. The proposed development of the Walker/Katella Retail Project is in conformance
with the goals, policies, and objectives of the City of Cypress General Plan.
PASSED AND ADOPTED by the City Council of the City of Cypress at a regular
meeting held on the 28th day of May, 2002.
s. .
MAYOR PRO TEM OF ITY OF
CYPRESS
ATTEST:
•a. . .
477 CLERK OF T ITY OF CYPRESS
STATE OF CALIFORNIA )
) SS
COUNTY OF ORANGE )
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 28t1i day of May, 2002, by the following roll call vote:
AYES: 4 COUNCIL MEMBERS: Keenan, McGill, Piercy and McCoy
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 1 COUNCIL MEMBERS: Sondhi
er Y CLERK OF T i ITY OF CYPRESS
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