Resolution No. 6535RESOLUTION NO. 6535
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS
APPROVING SITE PLAN REVIEW NO. 3020
- WITH CONDITIONS.
WHEREAS, the Barton Place Project ( "Project ") includes both senior residential and
retail commercial center uses and would be developed at the northeast corner of Katella
Avenue and Enterprise Drive; and
WHEREAS, an application was filed for approval of the site plan for the Project ( "Site
Plan ") in accordance with the provisions of Section VIII.B of the Amended and Restated
Cypress Business & Professional Center Specific Plan ( "Amended Specific Plan "); and
WHEREAS, Section V of the Amended Specific Plan provides that its regulations are
in addition to the City's Zoning Ordinance, and where there is a conflict, the regulations and
provisions provided in the Amended Specific Plan prevail; and
WHEREAS, Section VIII.B of the Amended Specific Plan provides for a process where
review and approval of Site Plan is made by the City Council after recommendation and
findings of Amended Specific Plan consistency by the Design Review Committee, rather than
in accordance with Section 4.19.060.E of the Cypress Zoning Ordinance; and
WHEREAS, in accordance with Section VIII.B.6 of the Amended Specific Plan and
the Cypress Zoning Ordinance, as applicable, on October 1, 2015, the Design Review
Committee made written findings and recommended that the City Council approve Site
Plan for the Project; and
WHEREAS, in accordance with Sections VIII.B.1 and B.6 of the Amended Specific
Plan, the recommendation of the Design Review Committee with respect to the Site Plan
was reported to the City Council on October 26, 2015, during a public meeting of the City
Council; and
WHEREAS, in accordance with Sections VIII.B.1 and VIII.B.6 of the Amended
Specific Plan, the City Council is authorized to approve, conditionally approve, or deny the
Site Plan; and
WHEREAS, in accordance with Sections VIII.B.1 and VIII.B.6 of the Amended
Specific Plan, the City Council has reviewed the findings and recommendation of the
Design Review Committee with respect to the Site Plan Review No. 3020 for the Project;
and
WHEREAS, City Council, after proper notice thereof, duly held a public hearing on
said Site Plan Review application for the Project as provided by law, and has considered
the staff report with recommendations regarding Site Plan Review No. 3020 for the Project.
NOW, THEREFORE, the CITY COUNCIL of the CITY of CYPRESS, CALIFORNIA,
does hereby FIND, RESOLVE, DETERMINE, and ORDER, based upon substantial evidence
taken from the administrative record and at the public hearing, AS FOLLOWS:
a. Pursuant to Section VIII.B.6 of the Amended Specific Plan, the City Council
makes the following findings with respect to the Site Plan Review No. 3020 as follows:
1. The proposed project is compatible with intent and purpose of the Amended
Specific Plan.
The Amended Specific Plan, which was approved by the voters of Cypress in
2012 as part of "Measure L ", established Planning Area 9. The senior residential
community and commercial /retail uses that comprise the Project are permitted or
conditionally permitted uses in Planning Area 9. The permitted and conditionally
permitted uses in Planning Area 6 include affordable senior housing and a variety of
commercial /retail uses, including restaurant use, but does not expressly permit
market -rate senior housing and some of the Project's commercial /retail uses.
However, Section VIII.D.2 of the Amended Specific Plan allows the transfer of
permitted uses in Planning Area 9 to Planning Area 6. The project applicant has
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submitted a request for such a transfer and, subject to the final approval of that
transfer, the project uses will be fully consistent with the Amended Specific Plan.
The intent and purpose of the Amended Specific Plan is to establish
development regulations and design guidelines that (a) ensure quality development in
the project area that contributes to the City's office /commercial employment base and
housing for senior citizens and (b) promote compatibility with adjacent land uses. The
Project is consistent with this intent and purpose. The senior residential community
includes 244 units of senior housing and the commercial /retail component of the
Project is expected to employ approximately 106 full -time equivalent employees, and
those positions will likely be filled by persons residing in the project area. The Project
will also be compatible with, and complement, existing development in the project
vicinity.
In addition, the Project is consistent with applicable objectives and policies in
the Amended Specific Plan to promote, encourage and facilitate senior housing
(Objectives 1.6 (and related Policy 1), 2.2, 2.5, 3.4 and 4.3) and commercial and
mixed - commercial uses (Objectives 2.2, 2.5, 3.4 and 4.3) within the Amended Specific
Plan area. The Project consists entirely of senior housing and commercial /retail uses,
including 244 senior homes and approximately 47,876 of neighborhood commercial
and retail uses, including restaurants.
The Amended Specific Plan also includes specific land use regulations for
development within the established Planning Areas, including Planning Areas 9 and 6.
Those regulations include development standards, design guidelines and
infrastructure and circulation requirements. As discussed in Section 3.3 of the Final
Environmental Impact Report ( "Final EIR ") for the Project (Project Characteristics), the
Project is consistent with all applicable development in the Amended Specific Plan,
including density and height requirements. The Amended Specific plan permits senior
housing at a maximum density of 20 dwelling units per acre (or approximately 560
units in the approximately 28 -acre senior residential community), while the density of
the senior residential community within the Project includes only approximately 8.7
dwelling units per acre (244 units). The maximum height of the senior homes is
approximately 30 feet, substantially below the maximum height of 55 feet allowed
under the Amended Specific Plan. The maximum height of the commercial /retail
buildings is 40 feet, significantly lower than the maximum height of 99 feet permitted
under the Amended Specific Plan. The maximum /average floor area ratio (FAR) for
non - residential uses in Planning Areas 9 and 6 is 0.6:1, while the FAR for the
commercial /retail improvements included in the Project is 0.22:1. The Project includes
566 parking spaces for the senior residential community, which substantially exceeds
the 257 spaces required under the Amended Specific Plan, and 277 parking spaces
for the commercial /retail improvements, which meets the parking requirement in the
Amended Specific Plan. Table 3.A in Section 3.3 of the Final EIR demonstrates the
Project's compliance with the applicable development standards in the Amended
Specific Plan, including those described above.
The Project is consistent with the applicable requirements in the Amended
Specific Plan relating to circulation requirements and public utilities, including the
sewer system, water system and storm drain concepts, and applicable design
guidelines relating to the Project's commercial /retail improvements.
Therefore, the Project is consistent with the intent and purpose of the Amended
Specific Plan.
2. Development of the Site Plan will not have an adverse impact on the public
health, safety, interest, convenience or the general welfare.
The development of the senior residential community will have a positive
impact on the City and the surrounding area by providing needed housing for senior
residents. The density of the community will be Tess than 50% of the maximum
density allowed under the Amended Specific Plan. The senior housing will be set
back from KateIla Avenue and buffered by the commercial /retail portion of the Project,
but will be conveniently located in proximity to the spectrum of goods and services,
including medical services, offered by the businesses, medical facilities and
institutions along Katella Avenue. The single - family nature and height (one to two
-2-
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stories) of the senior homes are similar to the homes in the existing residential 125
neighborhoods to the north of Cerritos Avenue and to the south of Katella Avenue.
The southern portion of the project site where the commercial /retail buildings
will be located includes approximately 900 feet of frontage along Katella Avenue,
which is a major east/west corridor. The commercial /retail uses, including
restaurants, are similar to, and compatible with, the design, scale, height, massing and
uses of and in the existing commercial /retail buildings along Katella Avenue. The
scale and intensity of the commercial /retail uses are substantially less intense than the
maximum allowed under the Amended Specific Plan. The City has approved similar
uses surrounding the project site and determined that they were not detrimental to
public health, safety or general welfare of the community. Similarly, the
commercial /retail use will not result in any materially detrimental effect. The
commercial /retail uses will complement and expand the existing commercial /retail
uses in the project vicinity and will conveniently serve the proposed senior residential
community and other residents in the project area. The development of the
commercial /retail improvements will continue the pattern of development along Katella
Avenue and visually fill in the existing Katella Avenue frontage on the project site.
The Final EIR did not identify any potential public health or safety concerns that
would result from the development of the Project. The Project has less -than-
significant impacts with respect to air quality, greenhouse gas emissions and water
quality. As also discussed in the Final EIR, the construction and operation of the
Project will not exceed wastewater treatment requirements.
Therefore, the development of the Project will not have an adverse impact on
the public health, safety, interest, convenience or the general welfare.
3. The Site Plan is compatible with the intent and purpose of the regulations and
design guidelines in the Amended Specific Plan.
For the reasons set forth in Finding a.1, above, the Project is compatible with
the intent and purpose of the applicable development regulations in the Amended
Specific Plan.
The Project is also compatible with the intent and purpose of the applicable
design guidelines in the Amended Specific Plan, which primarily apply to the
commercial /retail portion of the Project. The primary purposes of the design
guidelines are to (a) ensure quality development that reinforce continuity within the
Amended Specific Plan area, (b) provide guidance to developers and professionals to
maintain design quality and (c) create integrity, quality and a sense of identity.
The Project is compatible with these purposes. It incorporates high - quality
architectural elements, professionally designed landscape architecture and a signage
plan that complies with the design guidelines of the Specific Plan and creates integrity,
quality and a sense of identity. The Project is a quality development that will enhance
the nature and character of, and reinforce continuity within, the Amended Specific
Plan area.
Architectural Design Guidelines.
Commercial /Retail Area: The architectural elements incorporated into the
commercial /retail portion of the Project include high - quality materials, variations in
massing, plane breaks and fenestration and color details. Wall surfaces will be
constructed with a variety of materials, including wood trim, fiber cement siding,
spandrel glass, awnings, stone accents, aluminum storefronts and a variety of
complementary paint colors. Concrete tiles will accent the roofs. Long, linear,
unarticulated walls have been avoided and roof - mounted mechanical equipment will
be screened. The development of multiple, smaller buildings will diminish the massing
of the Project, but the buildings share common architectural elements, which creates a
strong sense of identity and integrity. The maximum height of the buildings will be 40
feet, consistent with existing commercial development within the Amended Specific
Plan area.
Senior Residential Community: The architectural design of the Project includes
materials, colors and finishes that are reflective of the Santa Barbara and Spanish
Colonial architectural styles. The architectural elements for the senior residential
community include high - quality materials, variations in massing and fenestration
details that will create vibrant neighborhood. The mix of complementary floorplans
and elevations provide additional variety. Wall surfaces will be constructed with a
variety of materials, including wood trim, plaster, wrought iron details, terra cotta trim
accents and a variety of complementary paint colors. The roofs will feature concrete
tiles. Long, linear, unarticulated walls have been avoided and roof - mounted
mechanical equipment will be screened. The senior homes will be limited to one and
two stories in height, consistent with the scale of existing development in the
surrounding area.
Signage.
The signage will comply with the applicable guidelines in the Amended Specific
Plan and will maintain a "human scale ". The signage will be coordinated and
balanced, and will incorporate materials also included in the building architecture. The
signs will be similar in size and scale with other signs throughout the Amended
Specific Plan area, and will help to identify the project entry points and promote
businesses that occupy the commercial /retail buildings.
Landscape /Streetscape Guidelines.
The landscape architecture of the Project complies with the requirements of the
Amended Specific Plan and is cohesive with the other properties within the Amended
Specific Plan area. The Katella Avenue streetscape includes an 8- foot -wide sidewalk
and a 20 -foot landscaped minimum setback area with water conserving, non - invasive
plants. Similarly, the frontage along Enterprise Drive contains an 8- foot -wide
sidewalk with a landscaped buffer behind the sidewalk. Street trees and accent trees
and shrubs are planted behind the sidewalk along both street frontages.
b. The City Council further finds the Project, as conditioned, will comply with each
of the applicable provisions of the Amended and Specific Plan and the Cypress Zoning
Ordinance.
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.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of
Cypress does hereby approve Site Plan Review No. 3020, subject to the applicable
conditions attached hereto as Exhibit "A ".
PASSED AND ADOPTED by the City Council of the City of Cypress, at a regular
meeting held on the 26th day of October, 2015.
ATTEST:
CITY CLERK OF THE CITY OF CYPRESS
MA • R O E CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
I, DENISE BASHAM, 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 26th day of October, 2015, by the following roll call vote:
AYES: 5 COUNCIL MEMBERS: Berry, Morales, Peat, Yarc and Johnson
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
CITY CLERK OF THE CITY OF CYPRESS
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