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--451 <br />RES. NO. 87-91 <br /> <br />C. Facts in Support of Findinq. <br /> <br /> (1) The EIR sets forth a comprehensive set of <br />long-term mitigation measures in response to cumulative <br />traffic needs, including those needs of the Project. The <br />mitigation measures, which are described in the EIR, include <br />street master planning actions, improvement of key arterials <br />to applicable master plan standards, localized intersection <br />improvements and implementation of the TDM program, which <br />will include preferential parking rates, ride sharing, van <br />pools, encouragement of offset employee working hours, and <br />coordination with the Orange County Transit District to <br />expand scheduled bus service. <br /> <br /> (2) The applicable infrastructure improvements <br />corresponding to each phase of development within the Project <br />are required to be substantially completed as follows: <br /> <br /> (a) With respect to the first phase of the <br />Project, fifty percent (50%) of all applicable first <br />phase off-site improvements set forth in Section 2.4 and <br />Table 1 of the EIR shall be completed prior to the <br />issuance of any tenancy occupancy permits with respect <br />to the last building to be constructed in such phase, <br />and the remainder of all first phase off-site <br />improvements shall be completed not later than one year <br />following the date of issuance of such tenant occupancy <br />permit. Notwithstanding the foregoing, as a condition <br />to such one-year extension of the obligation to complete <br />such first phase off-site improvements, the Project's <br />developer shall deliver to the City sufficient security <br />to ensure the completion of the remaining first phase <br />off-site improvements within such one-year period; <br /> <br /> (b) For each remaining phase of the Project, <br />seventy-five percent (75%) of all of the applicable <br />required off-site improvements of each phase shall be <br />completed prior to the issuance of any tenant occupancy <br />permit with respect to the last building to be <br />constructed in such phase, and the remainder of all such <br />off-site improvements applicable to each phase shall be <br />completed not later than one year following the date of <br />issuance of such tenant occupancy permit; provided, <br />however,,that as a condition to such one-year delay in <br />completion of such off-site improvements, the Project's <br />developer shall deliver to the City sufficient security <br />to ensure completion of such off-site improvements <br />within such off-site improvements within such one-year <br />period; <br /> <br />-21- <br /> <br /> <br />