Brea City Council
June 2, 2026

Brea 2050 General Plan: Goals, Policies,
and Actions
This document provides a comprehensive list of the goals, policies, and actions included in the Public Hearing Draft Brea 2050 General Plan. New or modified policies and actions recommended by the Brea Planning Commission are illustrated with an asterisk (***) preceding the item number.

Community Development Element
Goal CD-1: Provide a balanced mix of land uses that integrates residential, commercial, and employment uses with open space and public facilities to support a vibrant, sustainable community offering a high quality of life.

CD-1 Policies
● CD-1.1 Land Use Pattern. Provide a coordinated mix of housing, employment, service, and recreational opportunities that encourages efficient development and multimodal choices; minimizes environmental impacts; ensures land use compatibility; enhances community livability and public health; and sustains economic vitality. EJ ● CD-1.2 Housing Options. Support a diverse range of housing development options and densities, ensuring that residents across income levels, age groups, and those with special needs can live within the community. EJ
● CD-1.3 Commercial and Industrial Uses. Provide a balanced distribution of wellmaintained, functional, and appropriate commercial business and industrial use areas to expand local employment opportunities and support a stable tax base. ● CD-1.4 Open Space Areas. Preserve open space wherever possible and to the extent feasible, particularly in hillside areas. EJ
● CD-1.5 Employment/Housing Balance. Strive to balance employment and housing levels within the community to create more opportunities for residents to work locally. A balanced jobs-to-housing ratio enables residents to live and work in Brea, fostering a greater sense of community and convenience. EJ

ATTACHMENT H
Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CD-1.6 Economic Growth. Support the preservation, enhancement, and growth of a diverse range of commercial areas, including retail, dining, professional, service, technology, and emerging market sectors to meet the needs of residents and attract new businesses and employment opportunities.
● CD-1.7 Development Flexibility. Allow for flexible development standards in the City’s Zoning Ordinance provided that the potential benefits and merit of projects can be balanced with potential impacts.
● CD-1.8 Sustainable Development Practices. Implement policies and programs that encourage the efficient use of land and infrastructure to reduce environmental impacts and support long-term community sustainability. EJ
● CD-1.9 Connectivity. Connect, where possible, all neighborhoods of the community and surrounding areas located within the City and Sphere of Influence (SOI) with trails, greenways, and well-planned, well-located park areas. Maximize connections to hillside and open space areas. EJ
● CD-1.10 Maintain and Expand Public Facilities. Ensure the planning, maintenance, and enhancement of public facilities and services, including emergency and public safety services, infrastructure, educational and library facilities, and recreational and public gathering areas. These resources support social engagement, cultural activities, and a high quality of life for residents. EJ
● ***CD-1.11 Multi-Jurisdictional Coordination. Coordinate with neighboring jurisdictions to ensure land use compatibility in areas surrounding Brea. Partnerships with Orange, San Bernardino, and Los Angeles Counties and adjacent cities can support the development of cohesive strategies to address regional planning challenges and development.
● CD-1.12 Annexations. Strongly consider the annexation of adjacent unincorporated properties in the City’s Sphere of Influence (SOI) and avoid the creation of any new County islands.
● CD-1.13 Responsible Hillside Development. Regulate development within hillside areas to ensure consistency with City standards and environmental requirements and facilitate orderly development, guide site design to protect natural landforms, preserve natural and biological resources, minimize hazards, and ensure the provision of adequate infrastructure and public services, particularly within service areas and any potential lands proposed for annexation.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

CD-1 Actions
● CD-1a Update the City’s Zoning Map to be consistent with the land use designations shown on Figure CD-2, General Plan Land Use Designations. ● CD-1b Review the standards provided in the Zoning Ordinance (Title 20 of the Brea City Code) and amend as necessary for consistency with General Plan goals, policies, allowed uses, and future growth projections.
● CD-1c File an annual progress report with the City Council and the State of California Office of Planning and Research (OPR) describing the status of the General Plan and its implementation.
● ***CD-1d Research and explore adaptive reuse strategies for underutilized or aging structures—such as former office buildings, industrial spaces, and retail anchors—to facilitate their conversion into alternative uses.

Goal CD-2: Create a visually appealing and cohesive community that emphasizes highquality design, celebrates Brea’s distinct character, and fosters a strong sense of place through well-designed spaces, architecture, and streetscapes.

CD-2 Policies
● CD-2.1 Distinct Identity. Foster and preserve a distinct community identity and sense of place, characterized by clearly defined districts and neighborhoods. ● CD-2.2 Site Planning and Design. Emphasize high-quality architecture, visual cohesion, and well-planned functional spaces in the design of new developments, while encouraging the optimization of land use for a sustainable, pedestrian-friendly community. ● CD-2.3 Streetscape Design. Provide public space streetscapes that balance aesthetics and functionality, with a focus on the City’s arterial highways, entry gateways, and the Core Area. This includes cohesive design elements such as street furniture, lighting, drought-tolerant landscaping in medians and parkways, and monument signage that enhance Brea’s image and provide a welcoming, visually elevated experience for both residents and visitors. EJ
● CD-2.4 Sustainable Design. Promote environmentally responsive design by integrating natural elements such as drought-tolerant landscaping, efficient irrigation systems, and energy-efficient building materials and design into public and private spaces. EJ ● CD-2.5 Landscape Design. Require visually appealing landscapes that soften and enhance development projects and complement the surrounding environment. Incorporate plant material of varying sizes for layered growth and select species adaptable to the local climate to ensure long-term sustainability. Trees and plants should be native, non-invasive species.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CD-2.6 Neighborhood Setting. Ensure new development projects are appropriately scaled and designed with consideration of the surrounding setting. This includes welldesigned building height and massing transitions to complement the surrounding neighborhood’s scale and sharing common aesthetic themes or architectural styles to preserve and enhance the area’s character and sense of place. EJ ● CD-2.7 Public Gathering Spaces. Encourage walkable placemaking projects that feature attractive outdoor gathering spaces conducive to pedestrian-friendly programming (e.g., farmers markets, art shows, live music, food, movie nights) to strengthen social engagement for the community. EJ
● CD-2.8 Pedestrian-Friendly Environments. Prioritize pedestrian-oriented design and connectivity by incorporating thoughtfully planned tree-lined sidewalks, pathways, and active street fronts throughout new developments. This includes a focus on human-scale building frontages that create visually appealing and pedestrian-friendly environments, as well as pedestrian safe connections to surrounding streets. EJ ● CD-2.9 Residential Open Spaces. Ensure that new multifamily residential projects incorporate thoughtfully designed usable open spaces, plazas, park areas, courtyards, and/or other outdoor gathering areas to create inviting environments for social interaction and recreation that make a community a desirable place to live. EJ ● CD-2.10 Façade and Ancillary Improvements. Encourage the revitalization of aging commercial centers and buildings to create more inviting and pedestrian-friendly spaces.

This includes renovating and enhancing building façades, landscaping, signage, and overall property maintenance to build a stronger sense of place and support business attraction and retention.
● CD-2.11 Above-Ground Utilities. Utilities and support structures should be carefully placed and designed to minimize their impact on the streetscape. ● CD-2.12 Historic Preservation. Ensure that new development respects the City’s historic heritage and architecture and is designed to be consistent with the local context and key physical and architectural characteristics of its surrounding neighborhood. ● CD-2.13 Hillsides. Preserve the scenic beauty of Brea’s hillsides and minimize the visual and environmental impact of development upon sensitive hillside areas. ● CD-2.14 Gateways. Reinforce gateways as prominent points of entry into the City of Brea through the use of distinctive public art pieces, signage, and/or graphics that express the history and character of the community.
● ***CD-2.15 Wildlife-Friendly Design. Support the use of wildlife-friendly design features in new development and public improvements, such as strategies that promote bird Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

safety, light mitigation, permeability, and ecological landscaping, especially for projects located within or adjacent to the wildland-urban interface to minimize human-wildlife conflicts and protect local biodiversity.

CD-2 Actions
● CD-2a Plan for gateway improvements as funding and potential partnership opportunities become available.
● CD-2b Establish objective design standards (SB 35)
● CD-2c Along arterials, explore strategies and implementation actions to coordinate with private property owners to achieve a consistent appearance of walls and fences facing the corridor.

Goal CD-3: Preserve the safety and tranquility of established residential neighborhoods that contribute to the quality of life in Brea, while fostering opportunities for social interaction and enhancing community connections.

CD-3 Policies
● CD-3.1 Preserve Single-Family Neighborhoods. Focus growth to underutilized parcels within commercial and mixed use areas, thereby reducing development pressure on established single-family residential neighborhoods.
● CD-3.2 New Development Sensitivity. Ensure new development projects are sensitively designed to complement surrounding low-density residential neighborhoods, with particular attention to architectural character, appropriate building massing and scale, and minimizing any operational impacts on the surrounding area. ● CD-3.3 Neighborhood Character. Create a distinctive sense of place and enhance the visual quality of individual neighborhoods.
● CD-3.4 Property Maintenance and Reinvestment. Promote community pride and enhance the City’s visual appeal by encouraging property renovations and reinvestment.

This also includes Brea City Code education and enforcement efforts to ensure proper property maintenance, preserve neighborhood character, and maintain attractive community aesthetics. EJ
● CD-3.5 Neighborhood Infrastructure. Maintain neighborhood infrastructure, community facilities, and services to support the livability and long-term sustainability of neighborhoods. EJ
● CD-3.6 Community Programming. Support local outreach and education initiatives that enhance neighborhoods and strengthen community connections in Brea. EJ Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

CD-3 Actions
● CD-3a As part of the City’s development review process, ensure that nonresidential development projects are designed to minimize conflicts with residential uses. Review of nonresidential projects should ensure that the following design issues are minimized or avoided in projects that abut residential areas:

1. Inappropriate building scale and/or placement on the lot.

2. Excessive glare or excessive impacts from light sources onto adjacent properties.

3. Excessive noise generated from freight and waste management activities during night hours.

4. Excessive air pollutant emissions from freight trucks and large expanses of parking lot areas.

Goal CD-4: Minimize the extent of development in the hillsides and mitigate any adverse consequences associated with urbanization.

CD-4 Policies
● CD-4.1 Development Level. Maintain low density/intensity land use designations in the hillside areas.
● CD-4.2 Constraints. Base allowable development on the ability of infrastructure, landform, physical constraints, and emergency response capabilities to support new development.
● CD-4.3 Natural Grading. Encourage natural grading techniques that blend with existing topography; grading should use rounded contours on slopes to minimize disturbance.

Encourage the preservation of the physical shape of the hillsides and views where feasible.
● CD-4.4 Hillside Zoning Ordinance. Enforce the City’s Hillside Zoning Ordinance, which establishes standards for permitted density on slopes, subdivision design, ridgeline preservation, grading, retaining walls, and other requirements. ● CD-4.5 Regional Coordination. Coordinate with Orange County and emphasize the City’s need to participate in the development review process of projects proposed in surrounding unincorporated areas. Work to ensure that such developments proceed consistent with City standards.
● CD-4.6 Natural Fire Breaks. Preserve natural fire breaks through designated Open Space land use.
● CD-4.7 Building Design. Building materials and colors for development in the hillsides should blend with the natural landscape.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CD-4.8 Clustered Development. Incentivize clustered development within hillside areas by directing new development to previously disturbed or less environmentally sensitive areas to preserve natural landforms, open space, and visual character.

CD-4 Actions
● CD-4a Require a constraints analysis for properties zoned Hillside Residential. The constraints analysis shall include a detailed description and mapping of slopes, geologic factors, areas prone to flooding, and any sensitive biological resources. ● CD-4b Require continued implementation of the City’s Hillside Zoning Ordinance. ● CD-4c Establish objective development criteria for all new development zoned Hillside Residential and designated High or Very High Fire Hazard Severity Zones to enhance fire resilience, reduce risk to life and property, and ensure consistency with applicable safety regulations and best practices.
● ***CD-4d Explore and analyze the feasibility of establishing a Transfer of Development Rights (TDR) program to promote conservation for City Council consideration.

Goal CD-5: Provide sufficient levels of water, sewer, and storm drain service throughout the community.

CD-5 Policies
● CD-5.1 System Capacity. Coordinate the demands of new development with the capacity of water, sewer, and storm drain systems.
● ***CD-5.2 Master Plans. Implement the City’s water, sewer, and drainage master plans to address known deficiencies and support improvements that add resiliency and reliability to City infrastructure.
● CD-5.3 Development Impacts. Require that new developments fund their fair-share of costs associated with improvements to public infrastructure necessitated by the new development. ● CD-5.4 Funding. Work with developers to ensure that adequate funding and improvements for required infrastructure is provided or ensured via bonds. ● CD-5.5 Sewer Discharge Elimination. Minimize damage to wastewater collection and downstream treatment systems by preventing discharge of materials that are toxic or which would obstruct flows.
● CD-5.6 Stormwater Treatment. Pursue treatment and disposal methods which, to the maximum extent feasible, provide for further beneficial use of stormwater runoff and allow beneficial uses of land or water receiving the effluent.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CD-5.7 Stormwater Overflow. Continue to investigate and carry out cost-effective methods for reducing storm water flows into the wastewater system. ● CD-5.8 Stormwater Quality. Update and enforce Brea’s standards for the quality of stormwater discharged to the system.
● CD-5.9 Waste Reduction and Recycling. Continue to enhance solid waste, recycling, organics recycling, and construction and demolition programs for all community members to ensure compliance with California recycling legislation and support programs that prioritize waste reduction and recycling in order to minimize landfill disposal and reduce greenhouse gas emissions.
● CD-5.10 Infrastructure Expansion. If analysis shows capacity concerns on infrastructure, limit the extension of public services and utility infrastructure to reduce increasing fire risks and minimize other environmental impacts.

CD-5 Actions
● CD-5a Implement the Capital Improvement Program incorporating the following range of public facilities:
o Street Improvements
o Traffic Safety Enhancements
o Storm Drain Improvements
o Water Improvements
o Sewer Improvements
o Building and Parks & Recreational Facility Improvements o Golf Course Improvements
o Other major capital investments needed to sustain the City’s development and operations
● CD-5b Regularly review mechanisms for funding and phasing of new infrastructure and bring recommendations to the City Council for consideration. ● CD-5c Create and distribute digital and print educational materials to support sustainable practices, including the implementation of three-cart collection systems to increase diversion of solid waste from landfills.

Goal CD-6: Promote balanced growth with supporting public services infrastructure.

CD-6 Policies
● CD-6.1 Development and Services. Balance quality development with adequate and equitable distribution of services, resources, and amenities throughout the City. EJ ● CD-6.2 Land Use and Transportation. Integrate land use and transportation planning to Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

provide adequate transportation system service standards. EJ ● CD-6.3 Local Services. Monitor and maintain service level standards for public services and infrastructure.
● CD-6.4 Adequate Services. Ensure that new development is in balance with the provision of services and/or funding. EJ
● CD-6.5 Growth Pattern. Strongly encourage new development in infill locations in a balanced and efficient pattern that reduces sprawl, preserves open space, and creates convenient connections to other land uses and transportation facilities. ● CD-6.6 Local Employment. Support programs that match Brea residents with local jobs to reduce long commutes.
● CD-6.7 Transportation Facilities. Assist in the provision of adequate regional and local transportation facilities.
● CD-6.8 Interregional Cooperation. Cooperate with other agencies to address regional issues and opportunities related to growth, transportation, infrastructure, and other planning issues.
● CD-6.9 Alternative Modes of Travel. Promote the expansion and development of alternative methods of transportation.
● CD-6.10 Employment Proximity. Encourage the development of housing within close proximity to jobs and services.

CD-6 Actions
● CD-6a Cooperate with regional agencies to improve regional services and air quality by actively participating in the development of the Southern California Association of Government’s regional comprehensive plan and its sub-regional plan component for Orange County.

Mobility Element
Goal M-1: Maintain an effective regional transportation network.

M-1 Policies
● M-1.1 Caltrans Coordination. Work regularly with Caltrans to improve access to and from State Route 57, Imperial Highway (State Route 90), and Valencia Avenue and Carbon Canyon Road (State Route 142).

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● M-1.2 Inter-Agency Coordination. Engage in federal, State, and regional planning efforts with Federal Highway Administration (FHWA), the Southern California Association of Governments (SCAG), Orange County Transportation Authority (OCTA), Orange County, adjacent cities, and other jurisdictions, as appropriate, to develop a transportation network that balances traffic flow and multi-modal needs.
● M-1.3 OCTA Coordination. Work with OCTA to ensure that the Master Plan of Arterial Highways is consistent with the City’s Master Plan of Roadways. ● M-1.4 Emerging Technology. Work with regional partners to plan for emerging transportation modes and technologies.
● M-1.5 Arterial Network System Coordination. Cooperate with surrounding jurisdictions to ensure the efficient operation of the arterial network system. ● M-1.6 Minimize Cut-Through Traffic. Work with Caltrans, OCTA, and surrounding jurisdictions to provide adequate capacity on regional routes for through traffic to minimize cut-through traffic on the local street system.
● M-1.7 Goods Movement on Regional Routes. Maintain safe and efficient goods movement on State routes and major arterials in support of the City’s economic vitality, business districts, and shopping centers.
● M-1.8 Carpooling. Facilitate and encourage carpooling for residents commuting outside the City and for employees traveling into the City, recognizing carpooling as a key alternative transportation mode that supports regional mobility and reduces congestion. ● M-1.9 VMT Reduction Facilities. Encourage the use of park-n-rides and other facilities and programs that support reduced vehicle miles traveled (VMT), such as mobility hubs, shared mobility services, and other multi-modal infrastructure. EJ M-1 Actions
● M-1a Participate in regional planning forums, organizations and agencies to ensure that the City’s concerns are considered at the regional level. ● M-1b Monitor land use, circulation planning, and the development review process of neighboring jurisdictions so that the City has an opportunity to identify impacts to Brea and make recommendations for consideration by those jurisdictions. ● M-1c Implement traffic control strategies and coordinate with enforcement agencies to improve commercial vehicle safety and support the quality of life for Brea residents. ● M-1d Coordinate with Caltrans, OCTA, and surrounding jurisdictions to maintain and improve capacity on State highways and regional arterials to support access to the City’s Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

business and shopping centers and to discourage cut-through traffic on local streets. ● M-1e Work with Caltrans to coordinate traffic operations and share surveillance and monitoring resources to improve traffic flow and support effective traffic enforcement.

Goal M-2: Provide a safe local circulation system that facilitates the efficient flow of traffic and goods throughout the City.

M-2 Policies
● M-2.1 Roadway Requirements. Require roadways to:
○ Be designed to be consistent with applicable federal, State, and local design and safety standards.
○ Meet the needs of multiple transportation modes and users, including children, seniors, and people with disabilities.
○ Be compatible with the streetscape and surrounding land uses. ○ Be maintained in accordance with best practices.
● M-2.2 Level of Service. Strive to maintain acceptable vehicular level of service at City intersections, per the City of Brea Transportation Impact Analysis (TIA) Guidelines. ● M-2.3 Non-Local Traffic. Discourage the flow of non-local traffic through neighborhoods. ● M-2.4 Traffic Management. Apply creative traffic management strategies to maintain efficient and orderly traffic flow, minimize vehicular congestion in areas with unique users (such as schools, and businesses with drive-through access) and other special situations. ● M-2.5 Trees. Promote the planting of locally native trees in the public right-of-way, including street trees and parkways, to provide shaded pathways, neighborhood cooling, and other benefits. EJ
● M-2.6 New Development – Transportation Studies. Require new development projects to prepare transportation studies and VMT analysis consistent with the City’s TIA Guidelines and to implement appropriate measures to mitigate CEQA impacts and address non-CEQA effects to the transportation network. ● M-2.7 Evacuation Routes. Incorporate necessary improvements to and perform maintenance on evacuation routes consistent with the Public Safety Element, and according to applicable requirements identified in regional and local plans. ● M-2.8 Truck Route Network. Maintain, and update as needed, a designated local truck route network that facilitates access to business and shopping centers while reducing commercial vehicle effects on the community.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● M-2.9 Public Input in Transportation Changes. Support community participation in traffic control and management decisions through the City’s Traffic Committee. EJ ● M-2.10 School Zones. Work with the Brea Olinda Unified School District and private schools to facilitate safe circulation surrounding schools in the morning arrival and afternoon dismissal peak periods, and minimize queuing and parking impacts on public streets and residential areas within school zones. EJ
M-2 Actions
● M-2a Encourage through traffic to use arterial roadways, while maintaining appropriate access for local trips on collector and neighborhood streets, using traffic control devices, speed management, and other context-sensitive strategies. ● M-2b As part of the development review process, require development projects to study and address their effects on local roadway operations, as required by the City Traffic Engineer.
● M-2c Periodically review and assess the vehicular level of service along City facilities to determine, what, if any, improvements are warranted to maintain a safe and efficient flow of traffic throughout Brea. As part of this effort, prepare a nexus study to identify the specific traffic improvements necessary to support the City’s intersection Level of Service goals. Based on a thorough review of facility operations and funding availability, improvements may be included in the City’s planned maintenance operations, the City’s Capital Improvement Program, and/or required as part of project approval through the development review process.
● M-2d Develop and maintain traffic signal and communications systems, including video and data networks, to efficiently manage traffic flow and support public safety operations. ● M-2e Review and update the City’s designated truck routes as needed while considering the potential mobility conflicts and the location of sensitive land uses in the City. ● M-2f Evaluate and implement traffic calming measures in residential areas to manage vehicle speeds and enhance safety for pedestrians, bicyclists, and other roadway users. ● M-2g Incorporate public input into the planning and design of transportation facilities to enhance safety, accessibility, and responsiveness to community needs. ● M-2h Utilize creative traffic and parking controls and methods to reduce congestion, improve circulation and parking availability, and enhance safety. ● M-2i Prepare a nexus study to determine the specific traffic improvements required to support the City’s intersection Level of Service goals.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

Goal M-3: Provide a safe and convenient transportation network accessible for all transportation modes and users.

M-3 Policies
● M-3.1 Complete Streets Principles. Consider and implement best complete streets practices to facilitate travel and enhance safety for all road users regardless of travel mode. EJ
● M-3.2 Identify Gaps. Identify and address gaps in travel facilities serving vehicles, bicyclists, pedestrians, transit riders, and other users. EJ ● M-3.3 Safe Routes to School. Coordinate with public school districts and private schools to establish safe routes to school, promoting walking and biking to schools by developing transportation networks that support safe and convenient non-motorized travel for students and parents. EJ
● ***M-3.4 Context Sensitivity. Consider the land use and design context of the surrounding areas when designing new roadways and rehabilitating existing roadways, and partner with applicable outside agencies as needed. ● M-3.5 New Mobility Technologies. Monitor and evaluate the development of new mobility technologies and the considerations for implementation of improvements to facilitate a transportation network that accommodates all modes and users. ● M-3.6 Curb Management. Seek to implement curb zone changes to best match the needs of adjacent land uses and to facilitate non-motorized transportation choices while minimizing the effects to roadway conditions and on-street parking. ● M-3.7 Roadway Design Principles. Support roadway design principles that create a safe, pleasant, and comfortable experience for all road users including pedestrians and bicyclists. ● M-3.8 Traffic Calming. Use traffic calming methods within residential areas as needed to create a pedestrian-friendly circulation system, while accommodating local street patterns where feasible. Balance accommodations for automobiles, transit, bicycles, and pedestrians in the design of new streets and streetscape improvements. ● M-3.9 New Development – Multi-Modal Facilities. Require new development projects to accommodate vehicles (including emergency vehicles), pedestrians, and bicycles through the dedication of land for public improvements such as roadways, wider sidewalks, and/or bicycle lanes, as appropriate and warranted by the project. ● M-3.10 Community Event Street Management. Support temporary street closures for community events that enhance resident quality of life, scheduling them during weekends or off-peak times. Implement traffic control plans for these closures that maintain safety for Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

both participants and other roadway users.

M-3 Actions
● M-3a As part of the development review process, require applicable projects to study their effects on the walking, bicycling, and public transit networks and users (consistent with the City’s TIA Guidelines) and contribute their appropriate fair share to multi-modal transportation network improvements.
● M-3b When planning roadway facilities, incorporate complete streets concepts. Consider design elements for all modes and users that use streets in a context-sensitive manner. ● M-3c Continue to work with Brea Olinda Unified School District and other stakeholders to establish safety education and outreach campaigns for pedestrians and drivers, and to pursue Safe Routes to School projects and funding opportunities that encourage parents and children to walk or bike to schools within the City. ● M-3d When designing new roadways or rehabilitating existing roadways consider the overall movement of people by all modes and seek to provide design features that improve efficiency and safety for all.
● M-3e Seek and apply for grants to design and implement complete streets and safety projects consistent with the goals, policies, and actions of this plan. ● M-3f Engage the City’s Traffic Committee in evaluating and guiding the implementation of traffic calming principles and design treatments in response to resident requests.

Goal M-4: Develop extensive networks of public bikeway and community pedestrian facilities that enable and encourage non-motorized travel.

M-4 Policies
● M-4.1 System of Bikeways. Develop and maintain a comprehensive and integrated system of bikeways that promotes cycling for commuting and recreation. ● M-4.2 The Tracks at Brea. Encourage usage of The Tracks at Brea by improving walking and biking access to designated entry/exit points, implementing wayfinding signage, and coordinating with the adjacent cities to extend the existing facility from the existing terminus to the western City limits and ultimately to the Whittier Greenway Trail to the west. EJ ● M-4.3 Pedestrian Connections. Provide for safe and convenient pedestrian connections to and from Downtown, other commercial districts, neighborhoods, and major activity centers within the City. EJ
● M-4.4 Users of All Abilities. Provide sidewalks, crosswalks, curb ramps, and pedestrian traffic signal treatments, including ADA-compliant facilities, that are safe and accessible Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

for users of all abilities. EJ
● M-4.5 Birch Street Corridor. Establish the Birch Street Corridor between Downtown Brea and the Civic and Cultural Center/Brea Mall as a pedestrian and bicycle friendly travel way. ● M-4.6 New Development – Alternative Modes of Travel. Require new mixed use and multifamily developments to provide for the use of alternative modes of travel via internal trails or travel ways – public or private – for pedestrians, microtransit, and buses where feasible. Require new developments to include such features as well-designed sidewalks and parkways, bike lanes and paths, and dedicated bus turn-outs where feasible. ● M-4.7 Bicycle, Pedestrian, and Connectivity Improvements. Provide safe, attractive, and accessible bicycle and pedestrian facilities—such as secure bicycle parking, pedestrian-scale lighting, and landscaping—and to make improvements that enhance connectivity to key destinations like schools, parks, workplaces, and shopping areas that serve residents’ daily needs where feasible. EJ
● M-4.8 Emerging Travel Modes. Plan for emerging modes of travel, considering applicable regulations, infrastructure, education and enforcement needs to promote safety, accessibility and enjoyment for all users within the City. ● M-4.9 Caltrans Coordination. Coordinate with Caltrans to improve pedestrian and bicycle connectivity across and along State facilities (Imperial Highway, Valencia Avenue, and Carbon Canyon Road), and at SR 57 freeway on- and off-ramps. ● M-4.10 Bicycle and Pedestrian Connectivity. Plan neighborhood streets, pedestrian walks, and bicycle paths as a system of fully connected routes throughout the City. EJ ● M-4.11 Planning and Design for E-Bikes. Support the safe use of e-bikes and other electrified mobility devices through design, education, and enforcement measures consistent with best practices and regional guidance, including recommendations from the Orange County Grand Jury.
● M-4.12 Sidewalk Design Standards. Support the construction of sidewalks that meet or exceed minimum City standard widths to accommodate current accessibility standards or pedestrian needs, and include parkways or landscaped buffers to separate pedestrians from vehicular traffic, enhancing safety and comfort for all users. EJ M-4 Actions
● M-4a Develop a comprehensive Citywide Active Transportation Plan (ATP) to guide the planning and implementation of bicycle and pedestrian facilities throughout the City.

Update the General Plan as needed following completion of the Citywide ATP to ensure consistency with its goals and recommendations.
● M-4b Incorporate State and national best practices when designing and implementing Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

improvements to enhance pedestrian and bicyclist comfort, such as those recommended by Caltrans, the Federal Highway Administration (FHWA), and the National Association of City Transportation Officials (NACTO).
● M-4c Install secure bicycle parking at City-owned facilities where feasible. ● M-4d As part of the development review process, implement the following where feasible:
○ Provide project design features that support walking and biking and connect to the City’s current and planned walking and biking network.
○ Provide sidewalks and pedestrian ramps, repair or replace damaged sidewalks, and implement right-of-way improvements.
○ Construct and/or contribute to off-site improvements that enhance the pedestrian experience, including human-scale lighting, streetscaping, and accessible sidewalks adjacent to the site.
○ Provide supportive amenities such as safe, secure, and convenient bicycle parking. ○ Comply with the City’s Trip-Reduction and Travel-Demand Ordinance, as specified in Brea City Code 20.08.050.
● M-4e Include active transportation improvements in the City’s Capital Improvement Program (CIP).
● M-4f Consider bicycle and pedestrian access during site plan review for new development projects, consistent with the City’s Traffic Impact Analysis (TIA) Guidelines. ● M-4g Develop a wayfinding plan to guide pedestrians and bicyclists to The Tracks at Brea. Include useful information on wayfinding signs, such as distance and time, to promote walking and biking to destinations.
● M-4h Seek and apply for grants to implement bicycle and pedestrian facilities recommended in regional and local plans.
● M-4i Implement context-sensitive bicycle facilities that prioritize safety by incorporating buffered or protected bike lanes where appropriate.
● M-4j Investigate opportunities to optimize the pedestrian experience. Where feasible, add sidewalk extensions and corner bulb-outs to reduce crossing distances and improve visibility of pedestrians.
● M-4k Evaluate opportunities to restrict right-turns on red or establish leading pedestrian intervals within the signal timing to improve safety for pedestrians crossing major roadways.

Goal M-5: Facilitate and encourage increased use of public transit and other multi-modal Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

transportation services.

M-5 Policies
● M-5.1 Working Partnership with Public Transit Providers. Maintain a proactive partnership with all public transit providers including OCTA and Foothill Transit, to encourage adequate public transit service and support facilities, including efforts to restore and enhance transit service to eastern Brea in coordination with ongoing commercial revitalization and new housing development.
● M-5.2 Regional Destinations. Collaborate with neighboring cities and regional transportation providers to encourage the provision of microtransit (e.g., shuttles), paratransit, and affordable transportation programs for residents to desirable locations and destinations in the region (e.g., youth and senior program providers, regional shopping centers, medical facilities, etc.).
● M-5.3 Design Features. Incorporate design features into public improvement projects that promote and support the use of public and alternative modes of transportation. ● M-5.4 Mobility Hubs. Coordinate with public transit providers and local businesses to establish mobility hubs with enhanced first/last mile amenities for transit, rideshare, walking, and biking at the Brea Mall Transit Center and other major activity centers. ● M-5.5 Bus Stop Locations. Prioritize the placement of curbside bus stops near major destinations and intersections as a priority over other parking uses, to enhance convenience and accessibility for transit users.
● M-5.6 Bus Shelters. Promote the funding, design, construction, and maintenance of highquality bus shelters that protect riders from weather and encourage transit use, while balancing opportunities for advertising shelters that generate revenue for the City. EJ ● M-5.7 Transportation Needs of Seniors and Students. Plan and evaluate transportation services to address the daily mobility needs of seniors and students, including transit options that enhance access, convenience, and safety for these populations. EJ ● M-5.8 New Development – Transit Connections. Require new developments to facilitate the use of transit for commute and non-commute trips, and include such features as connections to nearby bus stops, space for transit facilities, transit-supporting land uses, and information on available transit services, where feasible.

M-5 Actions
● M-5a Continue to work with local and regional transit operators such as OCTA and Foothill Transit to support integration and service between local bus, Bus Rapid Transit (BRT), and passenger rail service and stations, and generally improve service, including Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

frequency and reliability.
● M-5b As part of the development review process, require that new developments include design features that support public transit use.
● M-5c Monitor federal, State, and OCTA transit funding programs to identify potential sources of funds for transit programs in Brea. Pursue any potential funding through the identified programs.
● M-5d Seek to improve pedestrian and other non-motorized access to public transit stops and mobility hubs in the City to encourage more frequent transit usage.

Community Resources Element
Goal CR-1: An accessible, integrated system of parks and recreational amenities that meet the needs of all residents.

CR-1 Policies
● CR-1.1 Acreage Requirements. Ensure that at least five acres of developed parkland and appropriate amenities are available for every 1,000 Brea residents. Require all new residential development projects to contribute toward this standard through mechanisms such as land dedication, in-lieu fees, or park development fees, consistent with the Quimby Act and City regulations.
● CR-1.2 Diverse Recreation Types. Promote a wide variety of public and private facilities and recreational amenities distributed equitably throughout the community to foster a comprehensive system that serves all residents, with a special focus on environmental justice communities. Amenities may include inclusive playgrounds, outdoor fitness stations, pocket parks, and trail extensions. EJ
● CR-1.3 Service Area Radius. Focus new park facilities in areas that are outside 1/2-mile walking radius from an existing “green space” (park, trail, or natural open space area) and in environmental justice communities (see Figure CD-5) and enhance options for residents to access these facilities through safe walking, bicycling, and transit routes.

Physical barriers such as SR-57 and Imperial Highway should also be considered when evaluating service area and access. EJ
● CR-1.4 Park and Trail Maintenance. Maintain and enhance existing parks and trails to meet the evolving needs of the community. EJ
● CR-1.5 Design Standards. Implement established design, construction, and facility maintenance standards to ensure that existing and future City amenities are of highquality regarding safety, utility, equity, environmental stewardship, and aesthetic quality.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CR-1.6 Funding. Explore funding options and innovative partnerships to bolster and support the development, improvement, and maintenance of City parks and recreational amenities, with a focus on underserved areas. EJ
● CR-1.7 Trail Extensions. Support development of extended local trails and urban pathways that provide access to parks, recreational facilities, and other areas with open space and nature. EJ
● CR-1.8 Community Engagement. Collaborate with residents and the wider community to continually improve and adapt facilities and programs based on their interests and feedback. EJ
● CR-1.9 Regional Collaboration. Work with Orange County, Los Angeles County, the State, and other public and private partners to conserve, protect, and enhance parks, trails, and recreational resources.

CR-1 Actions
● CR-1a Evaluate new development projects for potential negative effects on nearby public parks, such as traffic, noise, or pollution from non-recreational land uses. Encourage new uses or facilities, including new recreation facilities, to be planned in a way that maintains or enhances opportunities for casual, unstructured use and avoids the unnecessary displacement of existing park functions.
● CR-1b Pursue available resources to fund parkland and facility maintenance, acquisition, and development, such as Federal and State grants, private donations, and gifts and endowments.
● CR-1c Periodically review and update the park in-lieu fee ordinance as necessary to better reflect current costs and needs to address park demand generated by development.
● CR-1d Organize periodic community workshops to identify areas for improvement within the existing City-owned parks and trails network.
● CR-1e Connect the Tracks at Brea to La Habra to complete the OC Loop.

Goal CR-2: High-quality human services that enhance the livelihood of Brea residents of all ages and abilities.

CR-2 Policies
● CR-2.1 Recreation and Human Services. Provide, facilitate (solely or in partnership), and/or support human services or recreational programming—including accessible Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

childcare resources—responsive to the needs of all ages, genders, cultural, and socioeconomic groups. EJ
● CR-2.2 Multigenerational Programming. Encourage inclusive human services and recreation opportunities that bring together people of all ages to build intergenerational connections.
● CR-2.3 Funding. Identify innovative funding and development opportunities to support and sustain the City’s human services and recreation programs, especially for underserved populations. EJ
● CR-2.4 Encourage Wellness. Encourage the development of health and wellness, fitness, and/or other recreation programs and activities. ● CR-2.5 Partnerships. Partner with other public agencies, non-profit, and public and private organizations to develop comprehensive programming that promotes the wellbeing of Brea residents of all ages. EJ ● CR-2.6 Community Input. Collaborate with community members to ensure that programming reflects the diverse needs and interests of Brea community members. EJ ● CR-2.7 Multilingual Recreation and Community Services. Encourage the development and delivery of multilingual recreation, community programs, and information to foster inclusivity and equitable access for non-English-speaking residents. EJ ● CR-2.8 Volunteer Opportunities. Offer meaningful volunteer opportunities for people of all ages and abilities to support City services and programs as feasible. EJ CR-2 Actions
● CR-2a Continue offering cultural and recreational classes and programs for all ages at City facilities such as the Brea Community Center and parks across the community. ● CR-2b Continue offering human services programs to ensure that residents of all ages and abilities have access to childcare referrals and mental health services. ● CR-2c Research and apply for Federal, State, regional, private, and philanthropic grants that support human services and recreation opportunities. ● CR-2d Update and evaluate community awareness campaigns regarding well-being of youth, families, and available resources.
● CR-2e Promote volunteer opportunities to support Brea human services and recreational programs.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CR-2f Engage with residents through surveys, social media, and other platforms to gather input on the planning and programming of City-hosted services and events, ensuring they are engaging, family-friendly, and serve the broader Brea community. ● CR-2g Translate flyers, websites, signage, registration forms, and program guides into the most commonly spoken languages in the community.

Goal CR-3: The preservation and maintenance of open spaces for nature, resource management, recreation, and scenic enjoyment.

CR-3 Policies
● ***CR-3.1 Open Space Preservation. Continue efforts to preserve open space lands for purposes of habitat protection, resource conservation, flood hazard management, public safety, and overall community benefit, in collaboration with neighboring jurisdictions and other relevant agencies, contributing to the statewide California 30x30 goal of permanent land conservation.
● CR-3.2 Sensitive Species and Habitats. Support the conservation of sensitive species, plant communities, and wildlife habitats to the maximum extent feasible through open space dedication, creative site design, and other workable actions. ● ***CR-3.3 Hillside Preservation. Continue efforts to conserve sensitive hillside, ridgelines, canyons, and open space areas, and protect wildlife corridors and habitat connectivity, in accordance with standards set forth in the Brea City Code. ● CR-3.4 Mature Vegetation. Encourage all entities involved in development, redevelopment, and landscape maintenance to avoid removing mature vegetation.

Promote the inclusion of a variety of sizes of new vegetation in projects to balance initial aesthetic landscape value with the long-term health and sustainability of the landscape. ● CR-3.5 Rewilding. Explore rewilding opportunities and other ecological restoration projects aimed at increasing biodiversity and restoring natural processes. ● CR-3.6 Open Space Education. Work with State, Federal, and community partners to develop educational and other materials that promote the preservation and conservation of Brea’s natural resources, to the extent practical.

CR-3 Actions
● CR-3a Assess development proposals for potential impacts to important geologic and scenic landform features pursuant to the California Environmental Quality Act (CEQA).

Require appropriate mitigation measures, including environmentally sensitive site planning and grading, revegetation and open space dedication, for significant impacts. Consider important topographical features, watershed areas, ridgelines, soils, and potential erosion problems in the assessments. Ensure the new development is compatible to adjacent Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

open space lands.
● ***CR-3b Reassess the City’s Hillside Zoning Ordinance to minimize the encroachment of new development near areas of open space, especially sensitive areas, and to consider the unique impacts of fire hazards in hillside areas.
● ***CR-3c Collaborate with Federal, State, regional, local, non-profit, environmental and conservation organizations, and private entities to conserve, protect, and enhance open spaces and natural resources throughout Brea’s Planning Area. ● CR-3d Prepare and distribute resources guides and brochures regarding public access to regional open spaces, and how visitors can aid in the protection of these areas. ● ***CR-3e Avoid development impacts to identified or potential wildlife corridors to the maximum extent feasible, based on site-specific biological surveys prepared by a qualified wildlife biologist and the best available scientific data. Where avoidance is not feasible, require project design features that preserve habitat connectivity and support wildlife movement, subject to City review and coordination with applicable wildlife agencies. Such standards may include, but are not limited to:
○ Minimum Corridor Widths: Maintain wildlife movement corridors at widths consistent with the best available scientific guidance applicable to target species and regional conditions.
○ Wildlife-Permeable Fencing: Install fencing that allows for wildlife movement and prohibits the use of solid walls or impermeable barriers within or adjacent to corridors.
○ Lighting Design: Design and install lighting that minimizes spillover into adjacent wildlife corridors through shielding, direction, and low-intensity fixtures. ○ Crossing Design: Incorporate wildlife crossing structures where roadways or driveways intersect corridors, designed in accordance with best available science and species-specific needs.

Goal CR-4: A community where visual resources reflect Brea’s natural beauty and help guide responsible development.

CR-4 Policies
● CR-4.1 Trails, Recreation Areas, and Viewing Areas. Encourage the development of inclusive trails, recreation areas, and viewing points in locations where residents and visitors can enjoy Brea’s scenic resources, while avoiding intrusion into sensitive natural areas.
● CR-4.2 Key Roadways. Recognize the aesthetic value of visually sensitive roadways through thoughtful development practices consistent with the Brea City Code.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CR-4.3 Tree Resources. Manage mature trees, particularly native species, to preserve their ecological benefits and their contribution to Brea’s visual character, in accordance with the City’s Tree Preservation Ordinance.
● CR-4.4 Regional Collaboration. Work with Orange County, Los Angeles County, State, and other appropriate public and private agencies to conserve, protect, and enhance natural resources, particularly within the sphere of influence.

CR-4 Actions
● CR-4a Assess development proposals, including those in Brea’s Sphere of Influence, for potential impacts to important visual resources pursuant to CEQA. Require appropriate mitigation measures for all significant impacts. Consider important ridgelines, creeks, open space, views of the surrounding hillsides, and light and glare effects. ● CR-4b Maintain and apply existing design standards to preserve views, vistas, and defining natural features along prominent roadways and visually sensitive areas. ● CR-4c Install informational signage and viewing platforms at local scenic vistas to enhance public access.
● CR-4d Evaluate opportunities to strengthen tree protection standards and preservation measures.

Goal CR-5: A resilient ecosystem that safeguards habitats for biological resources and wildlife.

CR-5 Policies
● CR-5.1 Habitat Conservation. Support efforts to identify and conserve suitable habitats, in accordance with State and Federal resource agency requirements. ● CR-5.2 Local Coordination. Coordinate with local and regional public and private organizations to implement strategies and programs that protect and preserve biological resources within Brea.
● CR-5.3 Invasive Plant Species. Collaborate with regional partners to monitor and manage invasive plant species, minimizing their impacts on local ecosystems and preserving native biodiversity.
● ***CR-5.4 Protective Landscaping. Promote landscape planting that avoids known invasive plant species, as identified by recognized environmental organizations or applicable regulatory agencies, and encourages native plant species.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● ***CR-5.5 Sustainable Landscaping. Promote landscaping that incorporates native and pollinator-supporting plant species, minimizing the need for herbicides and pesticides and that provides food, water, shelter, and nesting sites for birds, butterflies, beneficial insects, and other creatures that both help maintain the landscape and restore the larger ecosystem.
● CR-5.6 Riparian Habitats. Encourage development practices that protect riparian habitats. Where impacts are unavoidable, require mitigation measures in accordance with applicable regulations.
● CR-5.7 Wildlife Corridors. Encourage the preservation of critical wildlife corridors and habitat connectivity, including as part of the development review process. ● CR-5.8 Urban Canopy. Preserve and expand the urban canopy of trees and vegetation throughout the community to help reduce urban heat, improve air quality, reduce stormwater runoff, enhance aesthetics, and support biodiversity. ● ***CR-5.9 Outdoor Lighting. Protect local character, enhance visual safety, and mitigate the harmful effects of light intrusion and pollution.
● CR-5.10 Biological Resource Education. Collaborate with agencies, non-profit organizations, and other community groups to promote awareness about steps residents can take to help preserve and enhance biological resources in the area.

CR-5 Actions
● CR-5a Maintain a buffer area between natural waterways and urban development to protect water quality and riparian areas, as deemed necessary. ● CR-5b Continue to assess development proposals for potential impacts to significant natural resources pursuant to the California Environmental Quality Act (CEQA) and associated State and Federal regulations. Require appropriate mitigation for all significant impacts if impact avoidance is not possible. Mitigation measures for habitat and species may include, but are not limited to, avoidance, enhancement, restoration, or a combination of any of the three. Address the following subjects in impact assessment as applicable to individual development proposals:
○ Natural communities;
○ Riparian and wetland habitat (including potential jurisdictional areas); ○ Coastal sage scrub habitat;
○ Coast live oak habitat;
○ Rare and endangered plant and animal species;
○ Habitat fragmentation (including disruption of wildlife corridors); and ○ Creeks, blue line streams, and associated tributaries.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● CR-5c Continue to require development proposals to consult with regulatory agencies, including the United States Fish and Wildlife Service (USFWS), California Department of Fish and Game (CDFG), United States Army Corp of Engineers (USACE), about natural resources if the following occurs on the project site:
○ Potential take or substantial loss of occupied habitat for any threatened or endangered species; or
○ Existing drainage features (jurisdictional area) are located within the project site. ● CR-5d Work with local, regional, State and Federal partners to seek funding for wildlife corridor improvements such as dry wedges, culverts, overcrossings at priority locations with high instances of roadkill.
● ***CR-5e Evaluate the potential of a Dark Sky, Lights Out, or other similar regulatory mechanism to reduce light pollution and minimize impacts on wildlife species. ● CR-5f Continue to maintain the City’s tree inventory and use it to periodically identify areas where the urban canopy can be expanded. Establish a comprehensive citywide tree management program with the following elements:
○ Maintain a 3-5 year tree trimming schedule for City-maintained trees. ○ Encourage a 1:1 tree replacement ratio for both public and private tree removals. ○ Target new tree plantings in areas which are lacking and underserved by landscape, canopy and green spaces strategizing where plantings can be most successful. ○ Update the 1999 Master Street Tree Plan to reflect current best practices. No trees or other plant species that are on the California Invasive Plant Council (Cal-IPC) Invasive Plant list or on their “watch list” for invasiveness are permitted. ● CR-5g Establish objective development standards for subdivision approvals that require design measures to maintain connectivity and permeability for wildlife movement.

Goal CR-6: A community that preserves, protects, and celebrates artistic, cultural, and historic resources that define Brea’s identity.

CR-6 Policies
● CR-6.1 Cultural Services. Offer and support cultural services and programs and events that reflect the rich cultural heritage of Brea. EJ
● CR-6.2 Cultural Facilities. Maintain cultural facilities such as the Curtis Theatre, the Brea Gallery, and the Community Center as key cultural arts venues. ● CR-6.3 Placemaking. Integrate public art, murals, and cultural expression into Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

streetscapes, parks, and civic spaces to enhance visual interest and create memorable places.
● CR-6.4 Historic Resources. Evaluate the condition of historical buildings, the costs of rehabilitation, and the feasibility of preservation or conservation alternatives when considering the demolition or movement of historic structures. ● CR-6.5 Archaeological and Paleontological Resources. If significant archaeological or paleontological resources are discovered, evaluate their cultural relevance, physical condition, economic factors, feasibility, and other key aspects. ● CR-6.6 Human Remains. Ensure that human remains are treated with sensitivity and dignity. Maintain compliance with the provisions of California Health and Safety Code Section 7050.5 and California Public Resources Code Section 5097.98. ● CR-6.7 Tribal Consultation. In accordance with State, local, and Tribal intergovernmental consultation requirements, consult with Native American tribes that may be impacted by proposed development and land use policy changes, as necessary. ● CR-6.8 Planning Considerations. Integrate cultural resources into everyday planning processes through careful and creative design review and prioritization of historic and cultural history in new design development. EJ
● CR-6.9 Regional Collaboration. Work with Orange County, Los Angeles County, the State, and other public and private partners to establish programs and funding mechanisms to preserve, restore, and enhance cultural, historic, and archaeological sites. ● CR-6.10 Public Engagement. Continue to foster community awareness and engagement of Brea’s history through maintenance of the Brea Museum and Historical Society, and the Olinda Oil Museum and Trail. EJ
● CR-6.11 Celebrate Heritage. Promote Brea’s heritage through artwork, context-sensitive design, and events throughout the City. EJ
CR-6 Actions
● CR-6a Organize City-sponsored cultural celebrations that highlight Brea’s diverse communities through food, music, dance, storytelling, and art. ● CR-6b Continue to research all types of possible funding sources and financial assistance to help promote, preserve, and restore historical resources in Brea. Such funding sources can include tax incentives, Federal and State funds, grants, awards, loans, and other financial sources.
● CR-6c Continue to add resources that meet the City’s Historic Preservation Ordinance.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

Collaborate and assist efforts to list historic resources and structures to various Federal and State historic registers, as deemed necessary.
● CR-6d Continue to work with Community Services Department to promote Brea’s heritage through artwork, signs, preservation, recreation programs, events, and historical structures throughout the City and in its park lands.
● CR-6e Continue to work with the Brea Museum and Historical Society to increase awareness of Brea’s historic resources and the importance of their preservation.

Goal CR-7: High-quality educational facilities and lifelong learning opportunities that empower residents of all ages to gain the knowledge, skills, and resources needed for personal and professional growth.

CR-7 Policies
● CR-7.1 Support Public Education. Promote and support high quality public education by working closely with the Brea Olinda Unified School District in determining and meeting community needs for public education and related activities. ● CR-7.2 School Siting. Ensure that educational facilities are designated and planned to accommodate existing and future capacity and are located nearby planned residential development. EJ
● CR-7.3 Yearlong Lifelong Learning. Promote lifelong learning opportunities for residents of all ages, including adult education programs, vocational training, community college courses, and library services that enhance personal and professional development throughout the calendar year.
● CR-7.4 Library Resources. Collaborate with Orange County Public Library to encourage the provision of library resources that meet the educational, cultural, civic, business, and lifelong learning needs of all residents.
● CR-7.5 Joint Use Agreements. Maintain existing joint use agreements with the Brea Olinda Unified School District to make existing recreational, performance, and exhibit spaces accessible to the general public. EJ
● CR-7.6 Higher Education. Promote opportunities to collaborate and provide educational opportunities with nearby post-secondary education institutions such as California State University Fullerton and Fullerton College.
● CR-7.7 Arts and Education. Pursue partnerships with the Brea Olinda Unified School District, local public and private colleges and universities, and private organizations to support cultural arts programs and education.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

Public Safety Element
Goal PS-1: A community that is minimally impacted by wildland and urban fires through implementation of proactive fire hazard abatement strategies.

PS-1 Policies
● PS-1.1 Services and Facilities. Provide adequate fire prevention services and facilities to meet the service standards identified by the Fire Department. EJ ● PS-1.2 Fire Hazard Identification. Maintain and regularly update the City’s Fire Hazard Severity Zones map (Figure PS-1) for changes in fire hazard severity zones consistent with changes in hazard designations by CAL FIRE.
● PS-1.3 City Standards. Require that all development in High Fire Hazard Severity Zones (HFHSZ) and Very High Fire Hazard Severity Zones (VHFHSZ) meet Fire Hazard Severity Zone standards as designated by City Ordinance.
● PS-1.4 Regional Coordination. Continue to coordinate with the County of Orange, the Orange County Fire Authority (OCFA), and the Carbon Canyon Fire Safe Council to include Brea in updates to the Local Hazard Mitigation Plan and Community Wildfire Protection Plan and investigate the possibility of preparing a plan component specific to the Brea community.
● PS-1.5 Development in Very High Fire Hazard Severity Zones. Minimize new residential development in VHFHSZs to the extent feasible. ● PS-1.6 Fire Protection Plans. Require adequate fire protection plans and emergency vehicle access for new developments in VHFHSZs.
● PS-1.7 Fire Protection Buffers. Require fire breaks and fuel breaks between natural areas and developed areas susceptible to wildland fires, particularly in the VHFHSZ. Fire breaks (i.e. gaps in vegetation or combustible material achieved by completely scrapping an area to bare mineral soil) and fuel breaks (i.e. where vegetation is reduced in size to slow progression but is still present) shall be maintained at private expense and on private property in compliance with the applicable standards and regulations of the Fire Department.
● PS-1.8 Fire Safe Design. Encourage fire safe design (i.e. fire-resistant building and site design, materials, and landscaping) for development within VHFHSZs as part of the development review process.
● PS-1.9 Fire Hazard Reduction Projects. Coordinate with the Fire Department to identify and maintain fire hazard reduction projects, including community fire breaks and private Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

road and public road clearance.
● PS-1.10 Standards for New Development. Require ongoing brush management, fuel management/modification, defensible space, fire-resistant landscaping, visible home and street addressing and signage, and other project design features for new development located in High and Very High Fire Hazard Severity Zones as part of the review process. ● PS-1.11 Rebuilding After a Fire. Coordinate with the Fire Department to identify building and site design methods or other methods to minimize future damage if new structures are proposed to be in the High Fire Hazard Severity Zone or Very High Fire Hazard Severity Zone when rebuilding after a fire.
● PS-1.12 Adequate Water Supply. Require development to demonstrate conclusively that there is adequate water capacity to provide necessary fire protection services. ● PS-1.13 Response Time. Require all new development to demonstrate that fire response times and service standards are maintained, as determined by the Brea Fire Department and any adopted strategic plans.
● PS-1.14 Access. Require sufficient ingress/egress access points in all new development to support firefighting activities, as determined by the Fire Department. ● PS-1.15 Education. Educate community members (residents, builders, property owners, employers) on fire hazards, fire safety measures, and local, regional, State, and Federal assistance programs, with a special focus on at-risk populations, such as those with limited mobility EJ.
● PS-1.16 Subdivision Map Act. Ensure compliance with the Subdivision Map Act requirements for structural fire protection and suppression services, subdivision requirements for on/off-site improvements, ingress and egress, street standards, and other concerns.
● PS-1.17 Building and Fire Codes. Require that all new developments in the City comply with local, State, and Federal regulatory standards such as the California Building and Fire Codes as well as other applicable fire safety standards. ● PS-1.18 Critical Facilities and Structures. Locate, when feasible, new essential public facilities and infrastructure outside of VHFHSZs, including but not limited to, hospitals and health care facilities, emergency shelters, emergency command centers, emergency communication facilities, and utilities or identify construction methods or other methods to minimize damage if these facilities must be located in VHFHSZs. ● PS-1.19 Mutual Aid. Maintain mutual aid agreements with the State, County, and neighboring jurisdictions including for disaster response and evacuation assistance.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-1.20 Public Information. Continue annual public information programs that explain the City’s Emergency Preparedness Program and other emergency preparedness strategies, including defensible space and evacuative routes, focusing on the most vulnerable communities such as those in the Very High Fire Hazard Severity Zones. EJ PS-1 Actions
● PS-1a Maintain and regularly update the City’s Fire Hazard Severity Zones Map for changes in fire hazard severity zones consistent with changes in hazard designations by CAL FIRE.
● PS-1b Maintain an ongoing fire inspection program to reduce fire hazards associated with multifamily development, critical facilities, public assembly facilities, industrial buildings, and nonresidential buildings.
● PS-1c Mitigate, as feasible, existing nonconforming development to contemporary fire safety standards, including road standards and vegetative hazards. ● PS-1d Assess site constraints when considering land use designations near wildlands to avoid or minimize wildfire hazards as part of a land use update or amendment. ● PS-1e Locate, design, and construct development to provide adequate defensibility against wildland fires and minimize the risk of structural loss from wildland fires. ● PS-1f Design development on hillsides and canyons to reduce the increased risk of fires from topographic features (e.g., steep slopes, ridge saddles). ● PS-1g Review proposed development projects and street networks to evaluate the accessibility for fire engines and other emergency response functions. ● PS-1h Conduct periodic evaluations on fire flow pressures in the City in conjunction with updates to the Water Master Plan. Collaborate with the appropriate water providers on necessary upgrades to ensure adequate fire protection.
● PS-1i Work with CAL FIRE, United States Forest Service, United States Geologic Service, and applicable nongovernmental agencies to jointly create a plan to address post-fire recovery activities and projects that allow burned areas to fully recover and minimize repetitive losses and further damage.
● PS-1j In the event of a significant wildfire, the City shall immediately coordinate with relevant Federal, State, and local agencies, including but not limited to the USDA, USFS, CAL FIRE, the Orange County Flood Control District, and the Orange County Fire Authority to establish and implement, as feasible, a flooding and debris flow prediction and Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

monitoring program. The intent of the program shall be to map and assess the likelihood of debris flow (in %), potential volume of debris flow (in m3), and combined relative debris flow hazard. In the event that a flood or debris flow risk is predicted during a subsequent storm event, implement procedures contained in the Emergency Operations Plan to notify residents and business owners of evacuation orders in affected areas. This action is written and adopted with the understanding that the City of Brea does not possess the resources to implement such a monitoring program independently and must rely on the expertise and resources of outside agencies.
● PS-1k Continue to require that all new habitable structures be designed in accordance with the most recent California Building and Fire Codes with local amendments adopted by the City, including the use of fire sprinklers in residential structures.

Goal PS-2: Reduce risk to the community from seismic activity and geologic conditions, including ground shaking, fault rupture, liquefaction, and landslides.

PS-2 Policies
● PS-2.1 Geologic Hazard Identification. Maintain and continuously update the City’s geologic and seismic hazards map (Figure PS-3) consistent with updates from the California Geologic Survey and local surveys.
● PS-2.2 Hillside Development. In areas subject to the City’s Hillside Zoning Ordinance, require a Geotechnical Investigation per CBC Chapter 18, Section 1803.1 to consider effects of the proposed development on adjacent upslope and downslope areas as well as on the site itself.
● PS-2.3 Alquist-Priolo Act. Enforce development requirements, such as seismic study analyses, project siting, and project design features for proposed developments within the earthquake fault zones identified on the maps prepared by the State geologist (data shown in Figure PS-2) pursuant to the Alquist-Priolo Act. ● PS-2.4 Building Codes. Adhere to the latest California Building Codes, Orange County Grading and Excavation Code, and regulations governing earth work and grading during construction, and hillside grading guidelines to minimize erosion; update local codes periodically for the latest advances.
● PS-2.5 Critical Infrastructure and Facilities. Require that existing and future critical infrastructure and facilities (e.g., police, medical facilities, fire, roads, reservoirs, etc.) incorporate site-specific seismic structural design.
● PS-2.6 Liquefaction. Require special site-specific studies for new developments in areas potentially subject to liquefaction (shown in Figure PS-3) to determine the nature and extent of possible liquefaction and to identify engineering and development siting measures.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-2.7 Education. Compile and distribute earthquake preparedness information to residents, business owners, and schools; work with partners to conduct periodic inspections and preparedness events.
● PS-2.8 Retrofitting Buildings. Encourage owners of potentially hazardous buildings (e.g., mobile homes and soft-story structures) to assess seismic vulnerability and conduct seismic retrofitting as necessary to improve resistance to earthquakes. ● PS-2.9 Historic Hazards. Discourage development in identified potential and historical landslide and flood plain areas which cannot be mitigated through regulation. ● PS-2.10 Maintain Water Supply. Ensure that water supplies are not interrupted by seismic events such as surface rupture, ground shaking, ground failure, or dam failure.

PS-2 Actions
● PS-2a Review development proposals to ensure compliance with California Health and Safety Code Section (Earthquake Protection Law), which requires that buildings be designed to resist stresses produced by natural forces such as earthquakes and wind. ● PS-2b Update building, zoning, and other applicable codes as needed to ensure adopted standards mitigate potential seismic hazards and comply with the Alquist-Priolo Act and Unreinforced Masonry Law.
● PS-2c Establish a public relations and education program to increase public awareness of potential geologic and seismic hazards in the community, their associated risks, and preparedness strategies.
● PS-2d Enact an ordinance which requires a preliminary soils report, prepared by a civil engineer who is registered by the state. The report shall be based upon adequate test borings or excavations, of every subdivision, where a tentative and final map is required pursuant to Section 66426 of the Government Code.

Goal PS-3: Protect the community from potential flood hazards.

PS-3 Policies
● PS-3.1 Flood Hazard Identification. Maintain and continuously update the City’s flood map (Figure PS-5) consistent with FEMA map amendments and improvements to local drainage facilities.
● PS-3.2 New Development. Avoid and minimize flood risks for new development. ● PS-3.3 Areas Susceptible to Flooding. Reduce flood hazards in developed areas Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

susceptible to flooding (i.e. 100-year floodplain and areas known to the City to flood during intense or prolonged rainfall events) and require new development in these areas to incorporate measures designed to mitigate flood hazards. ● PS-3.4 Education. Educate the community regarding flood prevention information and notify residents and motorists of impending flood hazards and evacuation procedures. EJ ● PS-3.5 Joint Use of Flood Control Facilities. Develop flood control facilities as parks, nature trails, golf courses, or other types of recreational facilities or joint-use facilities that can withstand periodic inundation, to the extent feasible. ● PS-3.6 Interagency Coordination. Coordinate with neighboring jurisdictions and public agencies responsible for flood protection to consider the impact to flooding and flood control measures on properties within Brea resulting from development in other jurisdictions.
● PS-3.7 Stormwater Runoff. Require new developments that add substantial amounts of impervious surfaces to integrate low impact development (LID) best management practices (BMPs) to treat stormwater runoff and to reduce stormwater runoff rates to predevelopment flows. ● PS-3.8 Critical Facilities. Prohibit development of new essential and critical facilities and lifeline services in the 100-year floodplain.
● PS-3.9 Open Space Area. Preserve open space areas for flood mitigation when possible. ● PS-3.10 Flood Control Facilities. Continue to coordinate with the Orange County Flood Control District to encourage the improvement of channel segments to alleviate local flooding, in accordance with the City’s Stormwater Program. ● PS-3.11 Infrastructure Maintenance. Maintain an active storm drain inspection program. ● PS-3.12 Water Storage Facilities. Evaluate and monitor water storage facilities to determine which facilities are not self-contained and might pose an inundation hazard to downstream properties.

PS-3 Actions
● PS-3a Monitor changes in Federal and State laws and regulations related to local flood protection, including the National Flood Insurance Program (NFIP), and incorporate necessary changes into the Municipal Code, the City’s Emergency Operations Plan, and building codes as required and ensure that the City’s regulations continue to require that new development within flood hazard zones is consistent with this Safety Element and is required to meet the flood protection requirements of State law.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-3b Provide information on flooding, flood control on private property, floodplains, and flood preparedness to the public.
● PS-3c Communicate with FEMA annually regarding updates to Flood Insurance Rate Maps (FIRMs) and Letter of Map Amendments.
● PS-3d Periodically review county, State, and Federal flood control best practices and incorporate appropriate standards into the Municipal Code. ● PS-3e Adopt a flood hazard map and supporting data compliant with CBC Chapter 16, Section 1612
Goal PS-4: Protect the community by ensuring safe transport, use, storage, and disposal of hazardous materials within the City.

PS-4 Policies
● PS-4.1 Regulations. Enforce the California Fire Code as it regulates the use of hazardous materials, ensuring appropriate laws are followed and precautions are taken for the type and amount of hazard being created.
● PS-4.2 Measures to Reduce Risks. Require facilities that handle hazardous waste and materials to implement measures that reduce the risks associated with hazardous material production, storage, and disposal; incorporate the standards of the Hazardous Waste Management Plan for Orange County with regard to siting, development controls, and review procedures.
● PS-4.3 Transport. Limit the transport of hazardous waste and materials to designated routes.
● PS-4.4 Emergency Response. Ensure that the Fire Department can continue to respond safely and effectively to a hazardous materials incident in the City. ● PS-4.5 Regional Compliance. Coordinate with responsible Federal, State, and county agencies to identify and regulate the disposal of toxic materials. ● PS-4.6 Education. Prepare and distribute educational materials to the community regarding illegal dumping, the dangers of hazardous waste, and City and County hazardous waste management plans. EJ
● PS-4.7 Oil Fields. Work closely with responsible State and Federal agencies to ensure that active oil field operations comply with all current regulations and, once oil field operations cease, that appropriate closure and clean-up activities occur.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-4.8 Abandoned Oil Facilities. Continue to support the regulations of the California Geologic Energy Management Division (CalGEM) regarding abandoned oil facilities. ● PS-4.9 Remediation. Require comprehensive investigation, disclosures, and remediation of any former oil field property proposed for an alternative use, in compliance with all applicable Federal, State, and local regulations.

PS-4 Actions
● PS-4a As part of the development review process, require projects that would result in significant risks associated with hazardous materials to include measures to address the hazards and reduce the risks to an acceptable level.
● PS-4b Continue to require the submittal of information to the Fire Department regarding hazardous materials manufacturing, storage, use, transport, and/or disposal by existing and proposed businesses and developments.
● PS-4c Continue to promote off-site hazardous materials and/or electronic waste drop-off.

Goal PS-5: A community resilient to changing environmental patterns, including severe weather events and other adverse effects on public health, well-being, and safety.

PS-5 Policies
● PS-5.1 Community Preparedness and Engagement. Educate the community regarding potential hazards caused by climate change and develop programs and educational material to encourage public readiness.
● PS-5.2 Collaboration. Collaborate with local, regional, State, and/or Federal jurisdictions and agencies on climate resiliency and adaptation strategies. ● PS-5.3 Energy Supply. Promote plans and programs that increase sustainable energy sources.
● PS-5.4 Water Supply. Promote plans and programs and collaborate with local, regional, State, and Federal jurisdictions to increase sustainable water sources and protect water infrastructure.
● PS-5.5 Programs. Implement necessary actions and programs to improve drought preparation and response, especially for the most vulnerable community members. ● PS-5.6 Leadership. Demonstrate leadership in local climate planning efforts through a range of tangible actions and policies at the municipal operations level. ● PS-5.7 Storms. Provide access to flood protection resources and services (signage, Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

sandbags, etc.) at designated public facilities before and during extreme weather events. ● PS-5.8 Special Assistance. Ensure that individuals with limited mobility or limited access to transportation have equitable access to safe and comfortable shelter during extreme heat events or other severe weather events. EJ
● PS-5.9 Greenhouse Gas Reductions. Reduce community-wide greenhouse gas emissions by actively supporting regional efforts to reduce greenhouse gases. ● PS-5.10 Monitoring. Monitor climate change-related effects with local, regional, State, and/or Federal partners to provide information on effectiveness of existing infrastructure and programs.
● PS-5.11 Extreme Heat Vulnerabilities. Encourage new developments, major remodels, and redevelopments to address urban heat island issues and reduce urban heat island effects for the proposed project site and adjacent properties. ● PS-5.12 Nature-Based Solutions. Prioritize, when possible, nature-based solutions, such as floodplain reconnection, wetland/creek restoration, urban tree canopy, or cool pavements, to minimize flood, heat, wildfire, and drought risks.

PS-5 Actions
● PS-5a Provide information and resources to the public regarding steps the City is taking to mitigate the impacts of a changing climate.
● PS-5b Implement energy-efficient street lights such as LEDs as funding becomes available.
● PS-5c Consider purchasing only electric or alternative-energy vehicles for the City vehicle fleet, as appropriate, based on the intended use of the vehicle. ● PS-5d Evaluate the feasibility of newly constructed and/or operated City facilities to meet or exceed the CalGreen Tier 1 (or successor program) standards. ● PS-5e Encourage the use of sustainable and carbon-neutral energy sources in new development.
● PS-5f Explore using renewable energy and clean generation technologies such as solar, wind, biogas, or fuel cells to power City facilities where appropriate. ● PS-5g Implement actions and programs to improve drought preparation and response, especially for the most vulnerable community members.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-5h Provide access to flood protection resources and services (signage, sandbags, etc.) as feasible at designated public facilities during and after extreme weather events. ● PS-5i Encourage the use of sustainable and carbon-neutral energy sources in new development.
● PS-5j Encourage the use of transit and active transportation modes in new developments to help reduce greenhouse gas emissions.
● PS-5k Educate the public about designated cooling centers and other places they can go for shelter and assistance during extreme heat events.

Goal PS-6: A City that is well-prepared for emergency response and disaster management to minimize impacts to people, property, the environment, and essential services.

PS-6 Policies
● PS-6.1 Critical Facilities. Coordinate with service providers to ensure the resilience of critical facilities, lifeline services, and infrastructure, and plan for the use of critical facilities during post-disaster response and recovery.
● PS-6.2 Local Hazard Mitigation Plan. Update Brea’s Local Hazard Mitigation Plan (LHMP) on a regular basis to reflect changing conditions, best practices, regulatory environment, and advancements in knowledge, and to maintain eligibility for public assistance grants.
● PS-6.3 Communication. Maintain proper communication protocols and procedures among emergency services providers; local, State, and Federal government agencies; businesses; schools; utility providers; and other relevant parties to ensure quick and efficient response in the event of an emergency.
● PS-6.4 Education. Prepare the community for comprehensive and efficient emergency response including safe and secure evacuation routes. EJ ● PS-6.5 Automatic and Mutual Aid. Continue to participate in automatic and mutual aid agreements with adjacent service providers to ensure efficient and adequate resources, facilities, and support services during and after emergencies. ● PS-6.6 Emergency Evacuation Routes and Access. Work with the Fire Department and Police Department to define minimum standards for evacuation of residential areas, particularly in HFHSZs and VHFHSZs, and to maintain, update, and regularly exercise emergency access, protocols, and evacuation routes to assess their effectiveness under a range of emergency scenarios. If areas with inadequate evacuation routes are identified, develop appropriate mitigation measures, improvement plans, or education programs to Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

ensure safe evacuation.
● PS-6.7 Emergency Shelters. Periodically review emergency shelters to ensure that necessary equipment and supplies are available in case of emergency. ● PS-6.8 Collaboration. Strengthen emergency services preparedness and response by linking emergency services with local hazard mitigation programs and enhancing public education on a regional scale.
● PS-6.9 Institutions. Regularly coordinate with the City’s major institutions, schools, employers, and homeowners’ associations regarding emergency response procedures. ● PS-6.10 Volunteer Service. Continue to support volunteer service programs for emergency preparedness and disaster relief such as the City of Brea Community Emergency Response Team (CERT) training.
● PS-6.11 Warning Systems. Maintain and regularly upgrade a mass communications system to effectively notify people during disasters and emergencies by using current communication technologies.
● PS-6.12 Strategic Readiness. Maintain a proactive, data-driven public safety system through recurring five-year strategic planning that aligns resources, facilities, staffing, and technology with community risk and growth.

PS-6 Actions
● PS-6a Regularly practice implementation of the City’s Emergency Operations Plan and update the plan regularly.
● PS-6b Regularly review County and State emergency response procedures that must be coordinated with City procedures.
● PS-6c Continue to implement the City of Brea’s Local Hazard Mitigation Plan. ● PS-6d Explore grant programs (e.g., FEMA AFG/SAFER, Cal OES, CAL FIRE prevention) that could assist with implementation of the PS-6 Action items. ● PS-6e Prepare and maintain comprehensive five-year strategic plans for both the Fire and Police Departments, updated on a recurring five-year cycle, with annual progress reporting. Plans shall: (a) assess community risk and service demand; (b) define service level objectives; (c) identify facilities, staffing, apparatus/equipment, technology, and organizational design needs; (d) include a Gap/SWOT analysis; (e) perform interdepartmental stakeholder engagement; (f) develop and deploy a Community Survey; and (g) provide a phased, costed implementation action plan. In preparing the plan, the draft strategic plan shall be presented to the public for feedback prior to adoption of the Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

final strategic plan. Once adopted, the five-year strategic plans shall be updated at least every five years and after any annexations or significant development approvals. ● PS-6f Prepare and periodically update the following technical studies related to the Fire Department’s five-year plan, which may proceed independently or in combination:
○ Community Risk Assessment / Standards of Cover (CRA/SOC) (consistent with NFPA/CPSE frameworks)
○ Facility Condition & Siting Assessments (including seismic, capacity, and location/coverage analyses)
○ Staffing & Workforce Analysis (including succession and training needs) ○ Apparatus & Equipment Lifecycle Plan (replacement schedules and deployment models)
○ Technology & Communications Plan (CAD/RMS/MDT, alerting, radios, station alerting, data systems)
● PS-6g When evaluating public safety impacts of new developments, the methodology shall consider the following at minimum; however, the City may allow alternate methodology on a case-by-case basis:
○ Service Demand Units (SDUs) estimated by land-use type and intensity ○ Population/employee growth and special risk factors (e.g., WUI, hazardous occupancies, vertical development)
○ Network travel-time isochrones and station coverage impacts relative to SLOs ○ Unit-Hour Utilization (UHU) and workload balancing by company ○ Facility/apparatus/staffing triggers when thresholds are exceeded ● PS-6h Publish and maintain a Public Safety Impact Methodology Manual (administrative document) specifying data sources, formulas, GIS methods, thresholds, and mitigation options; update administratively as best practices and local data evolve. ● PS-6i Adopt public safety Service Level Objectives (SLOs) for both Fire and Police Departments, informed by nationally recognized practices (e.g., NFPA 1710/1720/1225 as applicable) and local risk. SLOs may include turnout, travel and total response time percentiles, inspection cycles, training targets, unit-hour utilization thresholds, and community risk-reduction benchmarks.
● PS-6j The Fire and Police Departments shall provide annual report on the adopted SLO.

Mid-cycle adjustments shall be permitted on as needed basis.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-6k Require major developments (e.g. Specific Plans, General Plan Amendments, Tentative Tract Maps, large-scale projects, phased projects, etc.) to be phased and/or conditioned so that they do not cause material degradation of adopted response performance, coverage, or unit-hour utilization beyond thresholds specified by Council. ● PS-6l If impacts to public safety are identified for new development, require fair-share contribution to mitigate such impact, using one or more tools, such as, but not limited to, public safety impact fees, development agreements, CFDs/Mello-Roos, in-lieu contributions, land dedication for facilities, or direct provision of facilities/apparatus/technology.
● PS-6m Maintain consistency between the five-year strategic plans, the General Plan, Capital Improvement Program (CIP), Budget, EOP, and LHMP. Updates to LHMP and EOP shall incorporate relevant findings from the Fire five-year strategic plan and CRA/SOC.
● PS-6n Maintain standardized public safety data (CAD/RMS, inspections, training, risk, GIS layers, development pipeline) and publish an annual scorecard tracking SLOs, workload, risk trends, capital status, and development impacts.

Goal PS-7: A community whose residential neighborhoods and sensitive uses are minimally impacted by noise from freeways, motor vehicle traffic, and stationary noise sources.

PS-7 Policies
● PS-7.1 Land Use Decisions. Consider existing and future noise levels when making land use planning decisions and require measures to reduce significant noise impacts to the extent feasible.
● PS-7.2 Sensitive Uses. Locate sensitive facilities such as residential uses, schools, medical facilities, libraries, churches, and convalescent homes away from areas of excessive noise unless proper noise reduction measures are in place. EJ ● PS-7.3 Site Design. Protect noise-sensitive uses from excessive noise levels by incorporating site planning and project design techniques to minimize noise impacts. The use of noise barriers shall be considered after all practical design-related noise measures have been integrated into the project. In cases where sound walls are necessary, designs of such sound walls must consider other project features such as setbacks, changes in alignment, detail, and texture, murals, pedestrian access, and landscaping to be integrated into the project design. EJ
Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

● PS-7.4 Mixed Use Development. Ensure that mixed use structures and projects are designed to minimize transfer of noise and vibration from nonresidential areas to residential areas.
● PS-7.5 Special Events. Specific events which generate noise in excess of local noise standards may be considered on a case-by-case basis when they contribute to the quality of life for the Brea community.
● PS-7.6 Noise Control. Utilize innovative noise abatement, design techniques, and other mitigation strategies – including staggered operating hours, insulation, building setbacks, noise barriers, placement of parking and utility areas, and building orientation – to ensure that noise levels do not exceed the limits in the Brea City Code. ● PS-7.7 Roadway Noise. Encourage nonmotorized transportation alternatives for local trips and the implementation of noise sensitivity measures in the public realm, including traffic-calming road design, lateral separation, natural buffers, and landscaped setbacks to decrease excessive motor vehicle noise along major arterials. ● PS-7.8 Highway Noise. Coordinate with the California Department of Transportation (Caltrans) to achieve maximum noise abatement in the design of new highway projects or improvements, which could include alignment, barriers, lateral separation, or other innovative techniques.
● PS-7.9 Vehicles and Trucks. Monitor and enforce existing speed limits and motor vehicle codes requiring adequate mufflers on all types of vehicles traveling through the City and compliance with designated truck routes.
● PS-7.10 Interjurisdictional Coordination. Coordinate with Orange County and neighboring jurisdictions as necessary to minimize noise conflicts between land uses along the City’s boundaries.
● PS-7.11 Nuisance Noise. Minimize noise nuisances through the Brea City Code.

PS-7 Actions
● PS-7a Update the Brea City Code to ensure that the noise standards are consistent with this General Plan, and to require new residential, mixed use with a residential component, and other noise-sensitive development to be designed to minimize noise exposure for noise-sensitive uses through incorporation of site planning and architectural techniques.

The update shall also include noise standards for residential uses within a mixed use development, which may differ from other adopted residential noise standards. ● PS-7b Review new development projects for compliance with the noise requirements established in this General Plan, including the standards established in Tables PS-1 and PS-2. Where necessary, require new development to mitigate excessive noise through Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

best practices, including building location and orientation, building design features, placement of noise-generating equipment away from sensitive receptors, shielding of noise-generating equipment, placement of noise-tolerant features between noise sources and sensitive receptors, and use of noise-minimizing materials such as rubberized asphalt.
● PS-7c Require acoustical studies for all new discretionary project where appropriate, which have the potential to generate noise impacts or include sensitive uses that would be exposed to noise levels that exceed the standards identified in this General Plan. The studies shall include representative noise measurements, estimates of existing and projected noise levels, and mitigation measures necessary to ensure compliance with this Element.

Economic Development Element
Goal ED-1: A diverse and resilient economic environment that enhances the quality of life for residents, attracts quality employers, and encourages visitors.

ED-1 Policies
● ED-1.1 Land Uses. Maintain and expand the City’s opportunities to support diverse businesses by identifying opportunity sites for residential and commercial development that align with regional market demand.
● ED-1.2 Mixed Use Development. Encourage the development of mixed use projects that incorporate both housing and nonresidential spaces. EJ
● ED-1.3 Diverse Business and Employment. Encourage a broad range of business uses that provide employment at all income levels and that make a positive contribution to the City’s tax base. EJ
● ED-1.4 Local and Regional Events. Work with local and regional business associations and other regional organizations to create, sponsor, and market events to support local businesses.
● ED-1.5 Targeted Business Attraction. Identify and target outreach to expanding local economic opportunities, especially in industries such as, but not limited to, technology services, medical services, and complementary hospitality businesses. ● ED-1.6 Entertainment and Tourism Industry Support. Continue to foster City-initiated programs and collaborative relationships with the regional tourism industry and other partner organizations to promote local and regional tourism. ● ED-1.7 Economic Base Diversification. Explore creative opportunities to diversify the Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

City’s economic base, including through City-led projects and public-private partnerships. ● ED-1.8 Fiscal Sustainability. Encourage the attraction and retention of sales taxgenerating businesses to support long-term fiscal sustainability and maintain high-quality public services.

ED-1 Actions
● ED-1a Develop an Economic Development Strategic Plan within five years. ● ED-1b Periodically conduct a survey of vacant, underdeveloped, and underutilized sites, and engage with property owners regarding business attraction efforts or redevelopment opportunities.
● ED-1c Host or support regional events that broaden the City’s visibility, promote local businesses, and leverage the City’s diverse economic base. ● ED-1d Improve the marketability of opportunity sites through the promotion of Brea’s market advantages.
● ED-1e Provide technical assistance, training, or financial resources to help local businesses plan for, withstand, and quickly recover from economic disruptions, natural disasters, or public health emergencies, where applicable.

Goal ED-2: A local economy that supports existing businesses and attracts high-quality businesses and industries with promising growth and innovation.

ED-2 Policies
● ED-2.1 Entrepreneurship. Educate and support local and regional entrepreneurs in establishing and expanding small and local businesses.
● ED-2.2 Resources. Provide the business community with easily accessible information, both online and in-person, on available resources for growth and development, including those aimed at entrepreneurs and small businesses.
● ED-2.3 Engagement. Communicate regularly with local businesses regarding areas of interest and concerns affecting their ongoing operations. ● ED-2.4 Office Conversions. Encourage the repurposing of office space to fit the needs of current and prospective Brea businesses.
● ED-2.5 Regional Promotion. Support legislation and other efforts to promote Orange County and California as an attractive place to do business. ● ED-2.6 Relocation Assistance. Encourage high-quality businesses, including, but not Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

limited to, the medical and technology services industries, to relocate within Brea.

Facilitate, when appropriate, planning and permitting processes for businesses that are trying to relocate.

ED-2 Actions
● ED-2a Develop and provide user-friendly Development Manuals regarding planning and permitting processes for businesses that are trying to locate to or within Brea. ● ED-2b Incorporate business-friendly policies into customer care training for City staff. ● ED-2c Implement strategies and actions that improve multimodal transportation networks and land use policies that build off existing hospitality and commercial areas to enhance accessibility and economic activity.
● ED-2d Partner with local hospitality employers to strategically attract businesses that will complement existing amenities and serve a range of visitors and residents. ● ED-2e Integrate the business community’s interests into City’s legislative advocacy work. ● ED-2f Participate in meetings between economic development leaders or regional partners to discuss mutually-beneficial, regional economic development opportunities. ● ED-2g Maintain access to listings of significant commercial and industrial vacant properties, buildings, or space in the City, including the key real estate brokers or salesperson involved. Direct potential buyers or tenants of retail, commercial, or industrial space to appropriate brokers.
● ED-2h Provide business recognition efforts through programs that honor Brea businesses. ● ED-2i Collaborate with businesses to increase marketing efforts related to local events, through digital marketing and community engagement and incorporate feedback loops to improve future events.
● ED-2j Maintain strong relationships with the City’s existing local industries, local organizations and regional partners through regular communication, while pursuing business community support actions described herein.
● ED-2k Assist local business expansion through supportive policies and programs, including regulatory assistance, financial support, or mentorship programs.

Goal ED-3: A community that seeks to retain and attract a skilled workforce and provides opportunities for them to both live and work in Brea.

Brea 2050 Public Hearing Draft General Plan Goals Policies and Actions (April 2026, Version 2)

ED-3 Policies
● ED-3.1 Retain Workers. Work to retain a greater share of the current workforce by encouraging the development of housing and retention of high-paying jobs for residents. ● ED-3.2 Marketing Opportunities. Actively pursue marketing opportunities to enhance the City’s business-friendly reputation to attract businesses and improve employee recruitment and retention.
● ED-3.3 Housing Choices. Develop land use policies that facilitate the development of housing affordable to a range of household types and incomes to diversify the local labor force and promote long-term residential stability. EJ
● ED-3.4 Educational Relationships. Develop relationships with local and regional education institutions to ensure workers have the skills and training to succeed in a variety of industries, promote job retention, and grow the local talent pipeline. ● ED-3.5 Educational Opportunities. Provide educational opportunities that align with local business needs to increase economic development resources for existing and prospective business owners in Brea.

ED-3 Actions
● ED-3a Engage with local and regional economic development partners to host regular meetings that grant small businesses, entrepreneurs, and potential investors opportunities to connect, network, and collaborate.
● ED-3b Recognize businesses that prioritize employee retention and well-being. ● ED-3c Convene with major employers to solicit guidance on how the City can support partnerships and develop policies to create a strong workforce pipeline and identify specific workforce needs.
● ED-3d Utilize the provisions of Chapter 17 ("Economic Development") of the Brea City Code to conduct marketing, business attraction, and business retention programs. where opportunity meets community
PUBLIC HEARING DRAFT May 18, 2026

BREA CORE

SPECIFIC PLAN
City of Brea

ATTACHMENT I
ADOPTED BY: AMENDED BY: PREPARED FOR: PREPARED BY

BREA CORE

SPECIFIC PLAN

ACKNOWLEDGEMENTS

CITY COUNCIL PLANNING COMMISSION CITY STAFF
Cecilia Hupp, Mayor
Marty Simonoff, Mayor Pro Term
Blair Stewart, Councilmember
Christine Marick, Councilmember
Steven Vargas, Councilmember
Blake Perez, Chair
Ted Gribble, Vice Chair
Melanie Schlotterbeck, Commissioner
Tom Donini, Commissioner
William Madden, Commissioner
Kristin Griffith, City Manager
Jason Killebrew, Community Development
Director/Assistant City Manager
Maribeth Tinio, City Planner
Jessica Newton, Senior Planner
Ryan Chapman, City Engineer
Rebecca Pennington, Senior Planner
Dave Roseman, City Traffic Engineer
01 introduction and purpose

1.1 Introduction......................................................................................1-2

2.1 Introduction......................................................................................2-2

3.1 Introduction......................................................................................3-2

1.2 Brea/Downtown Brea History........................................................1-4

2.2 Existing Land Use............................................................................2-3

3.2 Pedestrian Access and Improvements...........................................3-5

1.3 Function of a Specific Plan.............................................................1-5

2.3 Context and Urban Fabric..............................................................2-6

2.4 Land Use Regulations and Development Standards.................2-18

3.3 Bicycle Access and Improvements...............................................3-10

3.4 Circulation and Street Improvements.........................................3-20

3.5 Public/Private Transit....................................................................3-25

3.6 Placemaking and Streetscape Improvements.............................3-30

3.7 Gateways and Signage....................................................................3-32

3.8 Public Plazas...................................................................................3-34

3.9 Special Events Street......................................................................3-34

3.10 Public Art.....................................................................................3-35

1.4 Brea Core Area.................................................................................1-5

1.5 Community Engagement................................................................1-7

1.6 Relationship to Other Documents.................................................1-9

1.7 Vision and Guiding Principles.....................................................1-14

1.8 Specific Plan Organization............................................................1-16 02 land use
03 mobility and beautification
table of contents

BREA CORE

SPECIFIC PLAN

4.1 Introduction......................................................................................4-2

5.1 Introduction......................................................................................5-2

4.2 Water Systems...................................................................................4-2

5.2 How the Specific Plan can Attract Private Investment and Provide Public Benefits...................................................................5-3

5.3 Economic Conditions Influencing Development Potentials in the Specific Plan Area...........................................................................5-4

5.5 Creating the Conditions for Attracting Private Investment in the Specific Plan Area - City’s Role and Tools....................................5-7

5.4 Summary of New Specific Plan Development Potentials...........5-6

5.6 Potential Financing Mechanisms.................................................5-11

5.7 Implementation Action Plan.......................................................5-15

4.3 Sewer System....................................................................................4-7

4.4 Drainage and Hydrology System.................................................4-12

4.5 Natural Gas....................................................................................4-16

4.6 Electricity........................................................................................4-17

4.7 Solid Waste......................................................................................4-17

4.8 Library.............................................................................................4-18

4.9 Schools............................................................................................4-18

4.10 Police.............................................................................................4-19

4.11 Fire/Emergency Services............................................................4-20

4.12 Recreation.....................................................................................4-22 04 infrastructure and public services
05 implementation
table of contents

BREA CORE

SPECIFIC PLAN
06 administration

6.1 Introduction.....................................................................................6-2

6.2 Specific Plan Authority and Adoption..........................................6-2

6.3 Specific Plan Amendments.............................................................6-3

6.4 Specific Plan Administration.........................................................6-6 1-1
Introduction and Purpose
01 BREA CORE

SPECIFIC PLAN
1-2

1.1 INTRODUCTION
The City of Brea has been proactively planning for its future for more than six decades. It was during the 1960s that Brea enacted its first general plan, its first zoning ordinance, and a master plan for water and highways. Though the City of Brea and its residents know that having completed planning exercises or adopted plans in the past is not enough. The City understands that planning is a verb, a proactive act, that the “future” is inevitably a moving goal post.

It is in the context of this rich history of planning, that the most recent tandem efforts of planning are set: the General Plan Update and the concurrent Brea Core Specific Plan. The General Plan update was initiated to ensure consistency with the City’s Housing Element 2021-2029 (6th Cycle) and establish a citywide vision, creating an optimal opportunity to create a coordinated framework for the Brea Core that is fully aligned with the overarching General Plan vision. 1-2
Introduction and Purpose
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
1-3
Brea Envisions Community Strategic Plan was the first step in a multi-phase process. The Community Strategic Plan gathered community input and “truth tested” the findings via statistically valid surveys (phone and email) conducted by a professional research company.

The second step in the multi-step Brea Envisions process was the development of the active transportation plan, named Connecting the Core. This step was intended to respond to the desires surrounding transportation and connectivity from the Community Strategic Plan.

The Connecting the Core Active Transportation Plan (ATP) responded to several initiatives in the Community Strategic Plan.

The next step in the Brea Envisions process was the development of this Specific Plan for the Brea Core. This document continues to carry the torch forward on the strategic initiatives outlined in the Brea Envisions Community Strategic Plan, as well as recommendations found in the Connecting the Core ATP.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose

1.2 BREA/DOWNTOWN BREA HISTORY
The City of Brea, located in northern Orange County, developed in two primary phases. The first phase of development occurred along the Brea Boulevard corridor between the southern City limits and Lambert Road. Early residential neighborhoods in this area were largely constructed between 1910 and 1930 to house employees of the local oil production industry. A small “downtown” commercial district developed just north of Imperial Highway to serve the daily needs of this residential base. Over time, this original commercial core expanded north and south along Brea Boulevard.

The second phase of development was influenced by the construction of the SR-57 freeway. With the new regional access provided by the freeway, additional development opportunities emerged. During this period, the City pursued the development of high-quality residential neighborhoods, a regional shopping mall, and several thousand acres of modern industrial, commercial, and office development. The Civic Cultural Center was also constructed as part of this broader phase of growth.

1.2.1 Brea Towne Plaza Specific Plan/Brea Boulevard
Commercial District
The Brea Towne Plaza Specific Plan encompassed a portion of Downtown Brea that historically contained a diverse mix of commercial and industrial uses, many of which were auto-oriented. The purpose of the Specific Plan was to facilitate the rehabilitation, development, and redevelopment of the area. Through the implementation of the Brea Towne Plaza Specific Plan, the portion of Downtown Brea bounded by Brea Creek, Imperial Highway, Brea Boulevard, and Birch Street was transformed into the mixed-use district that exists today.

On March 7, 2006, the Brea Towne Center Plaza Specific Plan was repealed and mixed use zoning was introduced to the City and Brea Downtown. The areas zoned Mixed-Use I include the Birch Street Promenade, Superblocks I and II, and The Brea Marketplace development at the northwest corner of Birch Street/State College Boulevard. Most properties fronting on Brea Boulevard south of Imperial Highway would be zoned as Mixed-Use III.

Introduction and Purpose
1-4
Historic Aerial of Brea (1943)
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
text
1-5

1.3 FUNCTION OF A SPECIFIC PLAN
A specific plan is a regulatory tool that local governments can use to implement their General Plan and guide development in specific and localized areas. While the General Plan governs and guides growth and development for all of Brea, the Brea Core Specific Plan focuses on the Core and implements land use regulations and other recommendations specific to that area. The Brea Core Specific Plan (Specific Plan) was prepared pursuant to Section 65450 et seq. of the California Government Code.

It is important to note that a specific plan only establishes land use zones and development standards. Actual development proposals, building placement, and design of individual projects will come through private investment following the adoption of a specific plan.

1.4 BREA CORE AREA
For the purposes of this Specific Plan, the Brea Core Specific Plan Area is defined as the area between Berry Street on the west, Lambert Road on the north, the Orange Freeway (State Route 57) on the east plus Brea Plaza and Greenbriar Residential Development, and properties abutting Imperial Highway on the south plus the triangle between Randolph Avenue south of Imperial Highway and State College Boulevard.

Downtown Brea is a key component of the Brea Core providing a mix of retail, dining, and entertainment uses. The exact boundaries are shown graphically in Figure 1.1.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
1-6
Maxar
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Comm https://www.ci.brea.ca.us/184/Zoning-Map-Co
Brea Ranch
Center
Brea
Mall
Redevelopment
Kirkhill Inc.
(Manufacturer of elastomer
products)
Brea
Fire
Station 2
Brea
Marketplace Target
U.S.P.S
Brea
Civic &
Cultural
Center
Brea
Mall
Brea Plaza
Brea
Village Center
Laurel
Elementary
School
Brea
Community
Center
Brea Gateway
Center
Downtown
Brea
Ralphs
Dr. Squatch
Inc.

Walters Wholesale
Electric Co.

Lagos De
Moreno Park
Embassy
Suites
Residence
Inn
The Tracks at Brea
Brea Creek
Brea
Towne
Center
Brea
Place
Craig Regional Park
Brea Core Specific Plan Area
LEGEND:

The Tracks at Brea - Constructed
The Tracks at Brea - Planned
Brea Creek
Brea
Imperial
Center
Sycamore Ave.

Mercury Ln
W. Ash St.

Walnut Ave.

E. Ash St.

Birch St.

Lambert Rd.

Laurel Ave.

Pine St.

Redwood Ave.

Madison Wy. Madrona Ave.

Walnut Ave.

Brea Blvd.

Birch St.

Imperial Highway (Caltrans right-of-way)
State College Blvd.

State College Blvd. Randolph Ave.

Flower Ave.

Orange Ave.

Oak Pl.

Poplar St.

W. Ash St.

Orange Freeway
Basse Ln.

Vanguard Way
Berry St.

Cliffwood Park St. Randolph Ave.

Orange Ave.

Figure 1.1: Brea Core Specific Plan Area
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose

1.5 COMMUNITY

ENGAGEMENT
The community engagement
for the Specific Plan included
facilitating a joint General Plan
Update and Brea Core Specific
Plan Open House, presenting
and brainstorming at a Steering
Committee meeting, as well
as interviewing stakeholders.

This section describes the
activities undertaken to facilitate
community engagement to inform
the Specific Plan development.

1.5.1 Joint General Plan
Update and Specific
Plan Open House
To introduce the General Plan
update and Specific Plan efforts,
an Open House was conducted to
engage the community, present
information, and solicit initial
feedback on priorities and goals.

The Open House had a station
dedicated to the Brea Core
Specific Plan. The station had four
boards. The first board explained
what a specific plan is, why the
Specific Plan was being prepared,
and what is included within a
specific plan.

The second board included a
map that outlined the Brea Core
Specific Plan boundaries with
opportunity zones highlighted.

The third board was a dot exercise
seeking input as to why residents
currently go to the Brea Core and
what kind of improvements were
most important to them. The final
board was intended to identify
desired changes to the Core by
asking, “What would bring you
to the Core that doesn’t exist
today?” Results from interactions
with this final board was intended
to guide visioning, as mentioned
above, a specific plan establishes
land use zones and development
standards. Actual development
proposals for individual projects
and the subsequent retail uses
housed within them will come
through private investment
following the adoption of a
specific plan.

Table 1.1 and Table 1.2 show
results from the Open House.

Aside from going to Downtown, why do you go
to the Brea Core? Percentage
For dining 17.33%
To go to The Tracks at Brea 16.00%
To go to Brea Marketplace 15.33%
For shopping 12.00%
To go to the Brea Mall 12.00%
To go to Brea Plaza 11.33%
To go to Brea Community Center 10.00%
Other 3.33%
It’s where I live 2.68%
To go to work 0%
Which of the following improvements would
you like to see in the Core? Percentage
Beautification, street trees, and landscaping 32.86%
Additional outdoor gathering areas (plazas,
pocket parks, paseos, etc.)

24.29%
Highlighted culture and history of the Downtown
with plaques or signage

14.29%
Increased outdoor dining areas 12.86%
Enhanced aesthetics of the commercial
character/building design

11.43%
Other 4.27%
Table 1.1: Responses from the Open House (Question 1)
Table 1.2: Responses from the Open House (Question 2)
1-7
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
1-8

1.5.2 Steering Committee
The project team presented to the Steering Committee background and an educational overview regarding the purpose and function of a Specific Plan, how it relates to the General Plan Update, the status of the Specific Plan and then conducted a brainstorming session which included marking up maps of the project area with suggestions. The information collected helped shape the content of the Specific Plan.

1.5.3 Stakeholder Interviews
To directly engage with stakeholders in a small meeting format, meetings were conducted to capture individuals thoughts and concerns to be addressed in the Specific Plan. Stakeholder interviews were conducted with a select group of people who own property in the Brea Core, have developed property in the Brea Core or represent non-profits that advocate for different users of the Brea Core. The questions touched on desired improvements, connectivity, and vision for the future of the Brea Core, in addition to questions regarding the development review process.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
1-9

1.6 RELATIONSHIP TO OTHER

DOCUMENTS
The Specific Plan relates to and implements other important policy documents. The following section describes relevant documents that informed the development of the Specific Plan.

1.6.1 Brea Envisions Community Strategic Plan
Brea Envisions Community Strategic Plan (Community Strategic Plan) was the first step in a multi-phase process. The Community Strategic Plan gathered community input and “truth tested” the findings via statistically valid surveys (phone and email) conducted by a professional research company.

The Brea Envisions Community Strategic Plan proposed a refined vision of the City’s 2003 General Plan that reads as follows:

Brea will continue to be a vibrant, innovative, sustainable, and scenic community that values its citizens, schools, diversity, heritage, arts, and open and public spaces, while maintaining its small town feel and quality of life for its residents, businesses and visitors.

The Community Strategic Plan also grouped the feedback from the Community around nine (9) Strategic Initiatives:
◦ Connected Community
◦ Economic Development
◦ Energy and Sustainability
◦ Fiscal Responsibility
◦ Land Use and Housing
◦ Leisure and Culture
◦ Open Space
◦ Public Safety
◦ Transportation
In particular the Specific Plan responded to the following initiatives from the Community Strategic Plan in the ways listed below in Table 3.1: Brea Envisions Community Strategic Plan Initiatives and the Specific Plan.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT April 3, 2026
Introduction and Purpose
1-10
Table 3.1: Brea Envisions Community Strategic Plan Initiatives and the Specific Plan Brea Envisions Community Strategic Plan Brea Core Specific Plan Strategic Initiative Value Initiative How the topic is being addressed Connected Community Healthy, Active, and
Pedestrian Friendly
Community
Promote a healthy and active
lifestyle
The Specific Plan further refines and recommends bicycle infrastructure.

Promote a walkable community The Specific Plan, through its subsection on Placemaking, provides recommendations on lighting, benches and street beautification, creating a more walkable streetscape.

Economic
Development
Diverse Mix of
Business
Promote the Brea Community
to a diverse mix of businesses
while maintaining our small
town feel
Through zoning changes contained in the Specific Plan, developers can take advantage of lot consolidation providing space and opportunities for a diversity of businesses.

Land Use and Housing Balanced and
Responsible Growth
Future growth is needed but
must be done in a way that
keeps Brea’s small town feel
and community character
Through the development of the Specific Plan, future growth will be consolidated in the core, protecting the rest of Brea from increased density.

Additionally, analysis has been conducted to ensure the City’s infrastructure can support new development.

Enhance and promote
pedestrian-friendly
development throughout our
community and within public
spaces
The Specific Plan contains a mobility section which includes recommended bicycle routes which intersect with The Tracks at Brea providing north-south connectivity.

Maintain a consistent and
acceptable balance of both
residential and commercial/
industrial development
During the development of the Specific Plan, great attention was given to reviewing the existing zoning and re-zoning of specific parcels was only considered in cases where it was needed to help achieve long-range goals.

Workforce Housing
Opportunities
City and community planning
will promote higher density
living and mixed affordable
housing where appropriate for
the existing neighborhood
The Core has been identified in other planning documents such as the Housing Element, as the location for higher density, multi-family housing.

Given the proximity of amenities, and existing multi-family housing, the core is an appropriate location to continue to promote higher density living.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
1-11
Table 3.1: Brea Envisions Community Strategic Plan Initiatives and the Specific Plan (cont.) Brea Envisions Community Strategic Plan Brea Core Specific Plan Strategic Initiative Value Initiative How the topic is being addressed Public Safety Keep Brea Safe Brea must be a community
of safe neighborhoods as
emergency services and other
public services promote safe
neighborhoods
This initiative is followed by a sub-bullet that states that neighborhood enhancements, such as lighting, should be facilitated. The Specific Plan does identify lighting as a streetscape improvement.

Transportation Alternative
Transportation
Options
Develop different
transportation options
for moving around Brea
and promote alternative
transportation options such as
public transit services
The Specific Plan contains a mobility section which includes recommended bicycle routes.

Develop different
transportation options to move
around within the larger region
that also help alleviate the
traffic due to Brea’s daytime
population increase
While the Specific Plan is focused on the core and it contains a mobility section with recommended bicycle infrastructure improvements within the core, improvements in the core helps strength the bicycle network within the core and possibly beyond it as well.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
1-12

1.6.2 Connecting
the Core Active
Transportation Plan
The second step in the multistep Brea Envisions process was the development of the Active
Transportation Plan (ATP), named
Connecting the Core. The City
received a grant from Caltrans
to study cyclists and pedestrian
safety along major corridors and
prepare an ATP. Throughout the
process, residents and businesses
were engaged to explore ways to
improve the safety and experience
for cyclists and pedestrians along
streets, sidewalks, and trails within
the Brea Core.

Primary elements contained in the
Connecting the Core ATP include
providing access for all users,
focusing on safety enhancements,
and instituting creative design
solutions. The Connecting the Core
ATP developed a set of goals and
policies, a toolbox of improvements,
a detailed set of improvement
options and an outline of steps to
implement the plan. The Specific
Plan carries forward the Connecting
the Core ATP as the foundation for
its recommendations for bicycle
infrastructure improvements within
the Brea Core area.

1.6.3Housing Element
2021-2029 (6th Cycle)
The General Plan Housing Element
is a State-mandated policy
document that identifies Brea’s
existing and future housing needs
and establishes clear goals to
inform future housing decisions. It
is drafted in accordance with the
Regional Housing Needs Assessment
(RHNA), which quantifies the
existing and projected need for
housing by income categories
for each local jurisdiction during
specified planning periods. The
City Council originally adopted the
Housing Element for the years 2021-
2029 on
September 21, 2021, and
subsequently re-adopted a revised
Housing Element on August 16,
2022. The City’s 6th Cycle Housing
Element was deemed in compliance
by the State of California on
September 8, 2022.

The 6th Cycle Housing Element
identifies locations within the
City of Brea that could potentially
accommodate future housing.

The Specific Plan takes the sites
located within the Brea Core into
consideration.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
Introduction and Purpose
1-13

1.6.4 Focused General Plan Update (2026)
While the Specific Plan was being developed, the City of Brea was simultaneously undergoing a Focused General Plan Update. As needed and as relevant, the two planning processes coordinated and communicated during the development of the respective plans.

The Brea Core Specific Plan is consistent with the Focused General Plan Update and provides for more precise implementation of the General Plan’s goals, objectives, and policies by providing detailed standards and tailed land use zoning updates within the Specific Plan area.

1.6.5 Brea City Code
Brea’s City Code contains the City’s adopted legislation for city management, operations, and governance. As described in Chapter 2, one of the directives of the Specific Plan is to consolidate the MixedUse Zones (MU-I, MU-II, and MU-III) in the City’s Zoning Code (Brea City Code Title 20) for the Specific Plan area into two new zoning designations, as well as add new development standards for private development. The new zoning designations will be housed in the City’s Zoning Code.

The Brea Core Specific Plan is consistent with Brea’s City Code. The regulations set forth in the Specific Plan are in addition to those set forth in the Brea City Code. In instances where the Specific Plan conflicts with the requirements of Brea’s City Code, the provisions of the Specific Plan will take precedence. Where the Specific Plan is silent on a topic, the City Code requirements remain in force.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026

1.7 VISION AND GUIDING PRINCIPLES
“Brea is a thriving and growing city that has held onto its small-town charm while evolving into a modern community rich in amenities” - Excerpt from the Community Vision Statement in the Brea 2050 General Plan
What came through loud and clear from residents who participated in the Specific Plan public outreach is their belief in a beautiful, connected Brea Core area. A vision which can come to fruition through the implementation of this Specific Plan.

The Specific Plan places importance on mixed-use and pedestrianoriented development with the inclusion of the two new mixed-use land use designations MU-18 and MU-50 which allow for both vertical and horizontal mixing of compatible residential and nonresidential uses and emphasize tying the uses together through appropriate pedestrian linkages, parking, and public open space (e.g., linkage parks or small plazas). Additionally, this Specific Plan provides further connectivity within the Brea Core through additional bicycle connections and wayfinding.

The ultimate connectivity established by the direction of the Specific Plan will link the existing major commercial center and community gathering space located near the Birch Street/Brea Boulevard intersection with the eventual revitalized Brea Mall, large commerical centers on Imperial Highway, and industrial businesses to the west.

The Specific Plan also contains recommendations for beautification through streetscape improvements such as additional lighting, benches, and landscaping.
1-14
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
Introduction and Purpose
text
1-15

1.7.1 Vision Principles
Distilling input received from the community engagement, the following vision principles are put forth to guide the Specific Plan and its implementation.
• Strengthen Brea Core area’s local and regional appeal by linking and facilitating connectivity between Downtown Brea and the Brea Mall.
• Create a pedestrian friendly environment of streets, parks, and public spaces that are inviting to residents and visitors. • Beautify and upgrade streetscapes.
• Seize opportunities to provide additional outdoor gathering spaces with creative use of pocket parks and other currently underutilized areas.
• Set the stage for market-driven revitalization and collaborations for increased economic vitality through the new land use designations.
• Thoughtfully shape the type and location of future growth for residential, commercial, and mixed-uses within the Brea Core. • Improve the quality of life, health, wellness, and safety through the built environment.
• Provide greater connectivity within the Brea Core through a comprehensive framework of pedestrian, bicycle, and transit systems that provide alternatives to automobile use.
• Encourage design that balances a mix of use, creativity of design, and compatibility to the surrounding area.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose

1.8 SPECIFIC PLAN ORGANIZATION
The Brea Core Specific Plan is intended to be used by property owners, design professionals, developers, City staff, and review bodies to provide a clear set of policies for development and improvements in the area over time. The Specific Plan consists of six chapters, briefly summarized below.

1. Introduction and Purpose
Provides an overview, purpose, and context for the Specific Plan, defines the area affected, summarizes community engagement, and describes the relationship to other pertinent City documents and policies.

2. Land Use
Establishes land uses for the Specific Plan and creates two new zoning designations, absorbing the existing Mixed Use zoning designations.

While much of the Specific Plan will be guided by existing underlying zoning, the new zones will include allowable land uses, building form, and site development standards, such as height, setbacks, parking, and objective design standards. While this chapter describes the changes, the zoning designations and development standards will be contained in the Brea City Code.
1-16
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
1-17

3. Mobility and Beautification
Provides a snapshot of existing conditions and mobility recommendations to networks for pedestrians, bicyclists, automobiles, and transit. Additionally, this chapter will discuss possible streetscape improvements such as streetscape furnishings, gateways and signage.

Recommendations may be phased where larger investments are needed.

4. Infrastructure and Public Services
Describes existing conditions and proposed improvements to infrastructure (potable water system, sanitary sewer system, storm drainage system, dry utilities) and public services (police protection and emergency services, fire protection, schools, libraries, parks and recreation, and solid waste management). Recommendations may be phased where larger investments are needed.

5. Implementation
Provides strategies and an action plan with priorities, programs, and responsible parties to implement the concepts described within the Specific Plan.

6. Administration
Establishes the authority of the Specific Plan, processing requirements, and the procedures required for amendments to the Specific Plan.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Introduction and Purpose
2-1
Shenandoah Park
Land Use
02 BREA CORE

SPECIFIC PLAN
Land Use

2.1 INTRODUCTION
Land use and urban design guide how development fits within the existing context and serves as a primary catalyst and regulatory framework for new development. This chapter provides the foundation for the land use regulations and development standards set forth in the Brea Zoning Code (Title 20 of the Brea City Code) applicable to the Brea Core Specific Plan area and establishes a clear framework to guide future development, urban form, and housing capacity within the Core.

Consistent with the City’s Housing Element 2021–2029 (6th Cycle), the Brea Core is planned to accommodate future growth through targeted infill and mixed-use development. While much of the Brea Core Specific Plan area will retain existing zoning, select parcels are identified for zoning changes to expand and consolidate mixed-use opportunities, better reflect existing conditions, and focus growth within the Brea Core, while minimizing impacts to surrounding neighborhoods. Existing single-family residential areas within the Specific Plan boundaries are not proposed for change.
2-2
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-3
Land Use

2.2 EXISTING LAND USE
The Specific Plan area encompasses the Brea Core area and includes a wide variety of residential, commercial, office, industrial, institutional, mixed uses, and public land uses, as well as the Brea Civic & Cultural Center. Additional public and civic uses include the Brea Community Center, United States Post Office, Laurel Elementary School and Lagos De Moreno Park, and Brea Fire Station No. 2. Commercial uses include the Brea Mall, Brea Gateway Center, Brea Imperial Center, Brea Marketplace, and Brea Plaza, as well as smaller-scale commercial uses fronting Imperial Highway, Brea Boulevard and Berry Street. The condition and character of commercial developments vary, with some well-maintained and others showing signs of age. General industrial and light industrial uses are located in the northeastern and northern portions of the Specific Plan area. The remaining significant portion of the Specific Plan area consists of a variety of residential development types including single-family and multi-family residential developments.

Giving further context for the largely built-out Specific Plan area, the land uses are supported by a roadway network including the Orange Freeway (State Route 57, Caltrans Facility), Imperial Highway (Caltrans facility), State College Boulevard, Brea Boulevard, Lambert Road, Birch Street, Randolph Avenue, and Berry Street. The Tracks at Brea provides a centrally located east-west bikeway and pedestrian trail that further links land uses. In addition, the curvilinear alignment of Brea Creek runs north-south in the western portion of the Specific Plan area.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-4
As established in the Brea Zoning Code, existing zoning classifications within the Specific Plan area are shown on Figure 2.1: Brea Core Specific Plan Existing Zoning and Proposed Areas of Change. Existing zoning districts in the Specific Plan area include:
• (C-C) Major Shopping Center
• (C-G) General Commercial
• (C-M) Industrial Commercial
• (C-P) Administrative and Professional Office
• (FP) Flood Plain
• (M-1) Light Industrial
• (M-2) General Industrial
• (MU-I) Mixed-Use I
• (MU-II) Mixed-Use II
• (MU-III) Mixed-Use III
• (P-F) Public Facilities
• (R-1) Single-Family Residential
• (R-3) Multiple Family Residential
• (P/R/OS-PR) Parks/Recreation/Open Space-Parks/Recreation As part of the list above, Brea Zoning Code Section 20.258.010 MixedUse Zoning Districts currently provides for three mixed-use zoning districts with varying allowable densities, land uses, and development standards. The three zoning classifications include Mixed-Use I (MUI), Mixed-Use II (MU-II), and Mixed-Use III (MU-III). These mixed-use zoning classifications are being absorbed into two new classifications summarized in the tables and descriptions in Sections 2.4.1 and 2.4.2. 2-4
Land Use
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-5
Land Use
Figure 2.1: Brea Core Specific Plan Area Existing Zoning and Proposed Areas of Change Maxar
Brea Ranch
Center
Brea
Mall
Redevelopment
Kirkhill Inc.
(Manufacturer of elastomer
products)
Brea
Fire
Station 2
Brea
Marketplace Target
U.S.P.S
Brea
Civic &
Cultural
Center
Brea
Mall
Brea Plaza
Greenbriar Residential
Development Project
Brea
Village Center
Laurel
Elementary
School
Brea
Community
Center
Brea Gateway
Center
Downtown
Brea Ralphs
Dr. Squatch
Inc.

Walters Wholesale
Electric Co.

Lagos De
Moreno Park
Embassy
Suites
Residence
Inn
Brea Creek
Brea
Towne
Center
Brea
Place
Craig Regional Park
Brea
Imperial
Center
(C-C) Major Shopping Center
Brea Core Boundary
LEGEND:
(C-G) General Commercial
(C-M) Industrial Commercial
(C-P) Administrative and
Professional Office
(FP-1) Flood Plain
(M-1) Light Industrial
(M-2) General Industrial
(MU-I) Mixed Use I
(MU-III) Mixed Use III
(MU-II) Mixed Use II
(P-F) Public Facilities
(R-1) Single-Family Residential
(R-3) Multiple Family Residential
The Tracks at Brea (P/R/OS-PR)
(P/R/OS-PR) Parks/Recreation/
Open Space-Parks/Recreation
Proposed Changes
The Tracks at Brea
Sycamore Ave.

Mercury Ln
W. Ash St.

Walnut Ave.

E. Ash St.

Birch St.

Lambert Rd.

Laurel Ave.

Pine St.

Redwood Ave.

Madison Wy. Madrona Ave.

Walnut Ave.

Brea Blvd.

Birch St.

Imperial Highway (Caltrans right-of-way)
State College Blvd.

State College Blvd. Randolph Ave.

Flower Ave.

Orange Ave.

Oak Pl.

Poplar St.

W. Ash St.

Orange Freeway
Basse Ln.

Vanguard Way
Berry St.

Cliffwood Park St. Randolph Ave.

Orange Ave.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-6

2.3 CONTEXT AND URBAN FABRIC
Collectively, Downtown Brea and much of the Brea Core area are envisioned to reflect a coordinated planning approach focused on walkability, mixed-use development, modern architectural character, and public spaces that support social interaction and long-term urban vitality.

Consistent with the City’s Housing Element 2021–2029 (6th Cycle), the Brea Core area is identified as a priority location for accommodating future housing growth through infill and redevelopment. As mentioned in Chapter 1, the Housing Element is a State-mandated policy document that identifies Brea’s existing and future housing needs and establishes clear goals to inform future housing decisions. The 6th Cycle Housing Element identifies locations within the City of Brea that could accommodate future housing. The Specific Plan accommodates the sites located within the Brea Core in compliance with the Housing Element.

Housing Element policies focus new residential development in centrally located areas with existing infrastructure, services, and amenities, while discouraging low-density development patterns within the Brea Core.

Strategies include higher-density mixed-use zoning, adaptive reuse of underutilized commercial sites, residential-over-retail development, and development incentives that facilitate infill housing production.

Collectively, Downtown Brea and the Brea Core area are planned to absorb a substantial share of the City’s future housing needs through well-designed infill development that supports walkability, mixed-use activity, modern urban form, and long-term economic and community vitality, while advancing compliance with the City’s Regional Housing Needs Allocation and broader housing goals.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
text
2-7

2.3.1 Brea Core Specific Plan Key Areas/Neighborhoods
The Brea Core area encompasses the City’s central mixed-use, commercial, industrial, and residential districts, forming the economic, civic, and cultural heart of Brea. Anchored by Downtown Brea as a vibrant mixed-use center, the plan area includes key subareas such as the Berry Street industrial corridor, the Cliffwood Park industrial district south of Lambert Road, North Brea Boulevard, and the Imperial Highway commercial corridor. In addition, the area contains several established residential neighborhoods that provide stability and community character. Together, these reflect a diverse range of uses, densities, and urban forms, unified by a vision to enhance connectivity, support economic vitality, introduce new housing opportunities, and create a cohesive and active urban environment.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-8
Berry Street Corridor
The Berry Street Corridor is a distinct subarea within the Brea Core Specific Plan, located between Berry Street and Brea Creek, it comprises the east side of Berry Street, Mercury Lane, Vanguard Way, and Basse Lane. Historically developed as a light industrial and commercialindustrial district, the corridor today retains its employment-focused character while occupying a strategic position immediately adjacent to Downtown Brea. Its direct connections to the downtown street network reinforce its role as an important interface between employment areas and nearby activity centers.

Mercury Lane serves as a key organizing spine within the corridor, providing a direct connection to a Downtown Brea parking structure and reinforcing functional linkages between employment uses, Downtown Brea destinations, and regional amenities such as The Tracks at Brea trail. These connections highlight the corridor’s importance not only for vehicular access, but also as a potential multimodal gateway into Downtown Brea. However, despite its advantageous location, the corridor currently exhibits limited pedestrian-oriented features and lacks cohesive public amenities, resulting in an environment that is not fully supportive of walkability or active transportation.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
text
2-9
Recognizing these conditions, the Berry Street Corridor has been identified as a priority area for mobility enhancements, particularly for bicycle and pedestrian infrastructure. Its close proximity to Downtown Brea and adjacency to The Tracks at Brea present a significant opportunity to strengthen non-vehicular connectivity and create a more integrated and accessible network. The Tracks at Brea, which run along the Brea Creek Channel, already functions as a valuable community asset and regional linkage. Targeted beautification and urban design improvements along this interface could further elevate its role as a defining feature of the corridor, enhancing both connectivity and placemaking.

Land use patterns within the corridor are also evolving. While the area remains predominantly industrial, zoning changes at the southeast corner of Mercury Lane and Berry Street have introduced a Mixed-Use 50 (MU-50) designation, allowing residential development at densities of up to 50 dwelling units per acre. Additionally, new affordable housing is planned in this area for future senior living. This transition introduces the opportunity for new housing in close proximity to Downtown Brea, supporting broader goals of land use diversification, increased activity, and a more vibrant, mixed-use environment. Over time, this integration of residential uses is expected to complement existing employment functions while contributing to a more balanced and activated district.

Overall, the Berry Street Corridor is envisioned as a transitional and evolving area that bridges industrial uses and the Downtown Brea core.

Through targeted mobility improvements, enhanced urban design, strategic introduction of residential uses, and investment in public realm amenities, the corridor has the potential to transform into a more connected, accessible, and vibrant component of the Brea Core.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-10
South of Lambert Road/Cliffwood Park Street Area
The area is located between Lambert Road and The Tracks at Brea and Orange Avenue to the west and single-family development accessed from State College Boulevard to the east, the area is an established industrial district within the Brea Core. Largely developed in the 1970s, the district is characterized by a cohesive concentration of industrial and business park development that reflects the planning and design standards of that era. Cliffwood Park Street and Oak Place function as the primary internal circulation route, providing direct access to most properties and organizing the district’s overall layout.

The built environment is defined by large-format industrial buildings and business complexes, typically consisting of one- to two-story structures with expansive footprints, low-slung profiles, and tilt-up concrete construction. Buildings are generally set back from the street and arranged in campus-like configurations, with surface parking, loading areas, and internal drive aisles occupying a significant portion of each site. This pattern creates a functional but inward-focused environment, with limited visual or physical engagement along the public street frontage.

The district continues to serve as an important employment center within the city, anchored by major employers such as Kirkhill Rubber and Bristol Industries. While these uses contribute to the local economy, much of the building stock is aging and has seen limited modernization over time. As a result, many properties may require substantial upgrades to meet current building and fire code standards, particularly when accommodating new tenants or transitioning to contemporary industrial or flex uses.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
text
2-11
The public realm within the area reflects its industrial character.

Landscaped parkways are present along portions of Cliffwood Park Street, providing some visual buffering and greenery; however, pedestrian infrastructure is inconsistent. Some streets lack sidewalks entirely, and pedestrian connectivity within and beyond the area is limited. On-site parking is typically provided but can be constrained or inefficiently configured relative to modern needs.

Given its location between major corridors and proximity to regional access points such as the State Route 57 freeway, the area has the potential to function as a key entry point into the City. Enhancements to streetscape design, building frontages, and mobility infrastructure could strengthen this role while improving overall accessibility and appearance. Targeted reinvestment, modernization of building stock, and incremental public realm improvements would support the area’s continued function as an employment hub while positioning it to adapt to evolving market demands.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-12
Downtown Brea
Downtown Brea encompasses the area along Brea Boulevard from Imperial Highway to Lambert Road, including Birch Street west of Orange Avenue, and serves as one of the City’s primary mixed-use urban centers. The district functions as a regional destination for shopping, dining, entertainment, and community activity, supported by three Cityowned parking structures that provide convenient access and reinforce its role as a highly accessible hub.

Downtown Brea is characterized by a compact, pedestrian-oriented environment with a well-defined urban form. Buildings are oriented toward the street, with shopfronts located directly along sidewalks with minimal setbacks. Active ground-floor uses—including retail, dining, and entertainment—create a continuous and engaging streetscape, supporting walkability and a vibrant public realm. The area will continue to provide opportunities to support additional housing, encourage vertical mixed-use development, and reinforce the area’s role as a walkable urban center. Mixed-Use 50 (MU-50), allows for residential development at densities of up to 50 dwelling units per acre and additional residence in combination with the integration of new residential, commercial, and entertainment uses will contribute to sustained activity throughout the day and evening.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-13
Land Use
North Brea Boulevard, extending north of Ash Street, serves as an evolving commercial corridor with a slightly lower-intensity urban form compared to Downtown Brea. The corridor maintains strong connections to Downtown Brea, including direct access to The Tracks at Brea trail, and offers opportunities for incremental reinvestment and redevelopment over time. Its proximity to community assets, such as Brea Junior High School north of Lambert Road, further reinforces its role as a transitional area linking Downtown Brea with surrounding neighborhoods.

While the MU-50 designation will guide much of the Brea Core’s future development, certain areas along North Brea Boulevard will retain their existing zoning to preserve established land uses. The area between Ash Street and The Tracks at Brea will remain Multiple Family Residential (R-3), maintaining a stable residential neighborhood, while properties on the east side of Brea Boulevard between The Tracks at Brea and Cypress Street will retain General Commercial (C-G) and Industrial Commercial (C-M) zoning to support continued employment and service-oriented uses.

Downtown Brea also serves as a focal point for community life, hosting a range of private and community-oriented events that contribute to its identity as a dynamic and active gathering place. Together, its urban form, mix of uses, and strategic zoning framework support a balanced approach to growth, preservation, and continued vibrancy.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Imperial Highway Corridor
The Imperial Highway Corridor is a major commercial spine within the Brea Core area and serves as a primary east–west gateway into the city, including key access points from State Route 57. As a designated “Smart Street” arterial, Imperial Highway is designed to accommodate higher traffic volumes and facilitate regional mobility, reinforcing its role as both a transportation corridor and a highly visible commercial frontage.

The corridor is maintained as a Caltrans right-of-way, which introduces important constraints on design and implementation. Improvements within the corridor are subject to State of California oversight, limiting flexibility in modifying roadway configurations, access points, and streetscape elements. As a result, enhancements must carefully balance local urban design objectives with operational requirements, safety standards, and coordination with Caltrans.

Existing development along Imperial Highway is characterized by commercial centers with expansive surface parking, landscaped setbacks, and buildings set back from the street. While this development pattern supports vehicular access and visibility, it creates a fragmented streetscape and limits pedestrian activity.

Over time, there are opportunities for reinvestment and redevelopment to introduce buildings and active commercial frontages closer to Imperial Highway, helping to define a more cohesive corridor edge and improve the pedestrian experience.

In addition to its commercial role, targeted areas along the corridor are planned for incremental infill development. Smaller parcels along the south side between Madrona Avenue and Laurel Avenue—including a development spine extending south along Brea Boulevard on both sides of the street to Date Street —as well as properties on the north side between Orange Avenue and Pine Avenue, are being rezoned to Mixed-Use 18 (MU-18). This designation allows for lowerdensity residential and mixed-use development, supporting additional housing opportunities while maintaining compatibility with adjacent uses.

Through a combination of strategic reinvestment, context-sensitive design improvements, and targeted zoning changes, the Imperial Highway Corridor will continue to function as a key gateway while evolving to support a more active, connected, and adaptable urban environment.

Land Use
2-14
Example of Future Housing
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
text
2-15
Brea Mall, Brea Marketplace, and Civic Corridor
The Brea Mall area—including the Brea Mall, Brea Marketplace, Brea Place, and surrounding commercial development along State College Boulevard—functions today as a major retail, civic, and activity center within the Specific Plan area. The district contains a high concentration of regional- and neighborhood-serving commercial uses, complemented by mixed-use and vertically integrated development such as Avalon at Brea Place, as well as hotel and office uses oriented toward SR-57.

Recent development at Brea Mall and Brea Plaza reflects a shift toward mixed-use design, featuring clean lines, neutral colors, and materials such as stucco, masonry, metal, and large windows. The mall is transitioning from a traditional enclosed center into a vibrant destination with outdoor plazas, landscaped open spaces, and improved pedestrian connections and new residential units. Design emphasizes human-scaled streetscapes, indoor-outdoor relationships, and community gathering areas that visually and functionally connect to Downtown Brea.

Civic and institutional facilities, including the Civic & Cultural Center, Community Center, and U.S. Postal Service site along Randolph Avenue, reinforce the area’s role as a community hub. Birch Street serves as the primary east-west connection linking Downtown Brea, the Civic and Cultural Center, the Community Center, and the Brea Mall, functioning as both a mobility corridor and a key public realm. The corridor supports community events, such as the farmers market at Brea Place and Brea Fest, and has seen targeted streetscape improvements that contribute to an increasingly active pedestrian environment, particularly west of Randolph Avenue.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-16
Looking forward, much of the area is anticipated to transition to a mixed-use zoning designation intended to create a more urban, integrated environment where people can live, work, shop, and recreate without reliance on the automobile. This designation supports both vertical and horizontal integration of residential and nonresidential uses on the same site, enabling the evolution of existing commercial centers into vibrant mixed-use districts. With residential densities ranging from 30 to 50 dwelling units per acre, the area has the capacity to accommodate new housing while introducing a broader mix of employment, retail, and service uses.

As this transition occurs, particular attention will be needed at the interface with adjacent single-family (R-1) neighborhoods west of State College Boulevard and in areas where new mixed-use development may abut lower-density residential uses. Integration of new “good neighbor” design standards into the zoning code, including building height transitions, landscape buffers, enhanced setbacks, and careful placement of active uses, lighting, and loading areas to minimize noise and privacy impacts will help to ensure compatibility while maintaining the vitality of the mixed-use environment.

Overall, this evolution presents a significant opportunity to transform the district from a primarily auto-oriented commercial corridor into a walkable, transit-supportive activity center. Through thoughtful responses to topography, strengthened multimodal connections, and sensitive transitions to adjacent neighborhoods, future development can enhance frontages, activate the public realm, and create a cohesive environment that integrates commercial, residential, and civic life.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
text
2-17
Existing Residential Neighborhoods
Within the Brea Core, several established residential pockets provide a stable and defining element of the area’s character. These include the single-family neighborhoods west of Brea Creek (Brea Bowl area), the Ash Street Cottages, multi-family residential neighborhoods in the central portion of the plan area, and smaller single-family enclaves near the Community Center and Brea Marketplace. Most of these neighborhoods were developed in the 1950s and 1960s, contributing a sense of history and continuity, while newer small-lot communities such as Ash Street Cottages and Laurel Walk near Downtown Brea reflect more recent development patterns.

These residential areas are valued for their established character, walkability, and connectivity to surrounding destinations. Preserving and protecting these neighborhoods from incompatible development is a key objective of the Specific Plan, ensuring that they continue to provide stable housing, reinforce community identity, and support the broader vision for a vibrant, well-connected Brea Core.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use

2.4 LAND USE REGULATIONS AND

DEVELOPMENT STANDARDS
While much of the Specific Plan area zoning will remain, a surgical approach to zoning changes will include providing additional opportunities for mixeduse development throughout the Brea Core Specific Plan area. The Specific Plan affirms existing zoning where applicable and creates two new zoning designations (see Figure 2.2: Brea Core Specific Plan Zoning). A new higher density mixed-use zoning district (MU-50) will provide opportunities to supports compact, mixed-use development that integrates residential and nonresidential uses within the same structure or parcel, enabling people to live, work, shop, and recreate with minimal reliance on vehicles. A lower density mixed-use zone (MU-18) will provide an opportunity to transition much of Imperial Highway and Brea Boulevard, which is currently zoned primarily for commercial uses, to allow for adaptive reuse of underutilized commercial sites, residential-over-retail development, and development incentives that facilitate infill housing production. In addition, one area at the southeast corner of Berry Street and The Tracks at Brea will change from Industrial Commercial to Light Industrial (M-1) to better reflect recent uses.

While much of the Specific Plan will be guided by existing underlying zoning with land use intensity and density established by the General Plan, updated Brea Zoning Code Section 20.258 Mixed-Use Zoning Districts establishes allowable land uses, building form, and site development standards, such as height, setbacks, and objective design standards for the MU-18 and MU-50 zoning districts. In addition, allowable and prohibited land uses are established in Brea Zoning Code Section 20.11 Permitted Land Uses and the recently adopted Ordinance No. 1269 updated the permitted land uses table with updates to “retail sales, warehouse-stores” and “automotive service stations” related to MU zoning.
2-18
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-19
Land Use
Figure 2.2: Brea Core Specific Plan Zoning
Maxar
Brea Ranch
Center
Brea
Mall
Redevelopment
Kirkhill Inc.
(Manufacturer of elastomer
products)
Brea
Fire
Station 2
Brea
Marketplace Target
U.S.P.S
Brea
Civic &
Cultural
Center
Brea
Mall
Brea Plaza
Brea
Village Center
Laurel
Elementary
School
Brea
Community
Center
Brea Gateway
Center
Downtown
Brea Ralphs
Dr. Squatch
Inc.

Walters Wholesale
Electric Co.

Lagos De
Moreno Park
Embassy
Suites
Residence
Inn
Brea Creek
Brea
Towne
Center
Brea
Place
Craig Regional Park
Brea
Imperial
Center
(C-C) Major Shopping Center
Brea Core Specific Plan Area
LEGEND:
(C-G) General Commercial
(C-M) Industrial Commercial
(C-P) Administrative and
Professional Office
(FP-1) Flood Plain
(M-1) Light Industrial
(M-2) General Industrial
(P-F) Public Facilities
(R-1) Single-Family Residential
(R-3) Multiple Family Residential
(P/R/OS-PR) Parks/Recreation/
Open Space-Parks/Recreation
Proposed Changes
MU-50
MU-18
The Tracks at Brea
The Tracks at Brea (P/R/OS-PR)
Sycamore Ave.

Mercury Ln
W. Ash St.

Walnut Ave.

E. Ash St.

Birch St.

Lambert Rd.

Laurel Ave.

Pine St.

Redwood Ave.

Madison Wy. Madrona Ave.

Walnut Ave.

Brea Blvd.

Birch St.

Imperial Highway (Caltrans right-of-way)
State College Blvd.

State College Blvd. Randolph Ave.

Flower Ave.

Orange Ave.

Oak Pl.

Poplar St.

W. Ash St.

Orange Freeway
Basse Ln.

Vanguard Way
Berry St.

Cliffwood Park St. Randolph Ave.

Orange Ave.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-20

2.4.1 Mixed-Use 18 (MU-18)
The Mixed-Use 18 (MU-18) allows mixed-uses up to 18 dwelling units per acre. MU-18 absorbs the former MU-III designation. The MU-18 zoning district provides opportunities for the revitalization of commercial corridors and centers located on arterials by allowing the development of neighborhood-serving commercial uses and with varying intensity of office paired with residential uses. Either vertical or horizontal integration of uses is allowed, with an emphasis on tying together the uses through appropriate pedestrian linkages, parking, and public open space (e.g., linkage parks or small plazas). Because of the linear nature of this district, building forms would be less intense than those allowed in the MU-50 district and site design will provide a transition from the arterial street frontage to residential properties located behind the MU-18 property. In essence, MU-18 development will serve as a buffer between the street and the existing residential development.

To illustrate potential development under the MU-18 development and design standards, please refer to Figure 2.3 and Figure 2.4 which provide conceptual illustrations of existing and potential development conditions, respectively. The conceptual illustration depicts a potential development scenario, however, no specific development project is proposed at this time.

Original Zoning District Density Permitted
(Dwelling Units per acre)
FAR Permitted
(Floor:Area Ratio)
Mixed-Use III (MU-III) 6.1 to 18 1.00
New Zoning District Density Permitted
(Dwelling Units per acre)
FAR Permitted
(Floor:Area Ratio)
Mixed-Use 18 (MU-18) 6.1 to 18 1.50
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-21
Land Use
Figure 2.3: Existing Example Site for MU-18 Zoning
Looking West on Imperial Highway near the Imperial Highway and Redwood Avenue Intersection City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-22
Land Use
Figure 2.4: Conceptual Illustration for MU-18 Zoning
Looking West on Imperial Highway near the Imperial Highway and Redwood Avenue Intersection City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
text
2-23

2.4.2 Mixed-Use 50 (MU-50)
A new zoning designation of Mixed-Use (MU-50) allows mixed-uses up to 50 dwelling units per acre, this is the result of consolidating MU-I and MU-II. The MU-50 zoning district provides areas for compact, mixed-use urban environments that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. This designation encourages vertical and horizontal integration of compatible residential and nonresidential uses, whereby the uses share the same structure or parcel. The MU-50 designation applies to the Brea Core including the Birch Street Corridor (from Ash Street to Orange Avenue and Randolph Avenue to State College Boulevard), as well as the Brea Gateway Center, the Brea Mall, Brea Marketplace, Brea Plaza, Greenbriar Residential Development, Brea Ranch Center, Brea Towne Center, Brea Imperial Center, and other sites located throughout the community with ready access to major roadways and public transit. Land uses specifically prohibited within the MU-50 designation include the manufacturing and processing of goods and materials, and warehousing. Public and private walkways and related facilities may be established within the MU-50 designation. Within the Brea Core Specific Plan area, MU-50 requires a minimum residential density of 30 dwelling units per acre and prohibits development of single-family detached units.

To illustrate potential development under the MU-50 development and design standards, please refer to Figure 2.5 and Figure 2.6 which provide conceptual illustrations of existing and potential development conditions, respectively. The conceptual illustration depicts a potential development scenario, however, no specific development project is proposed at this time.

Original Zoning District Density Permitted
(Dwelling Units Per Acre)
FAR Permitted
(Floor:Area Ratio)
Mixed-Use I (MU-I) 12.1 to 50 3.00
Mixed-Use II (MU-II) 6.1 to 40 2.00
New Zoning District Density Permitted
(Dwelling Units Per Acre)
FAR Permitted
(Floor:Area Ratio)
Mixed-Use 50 (MU-50) 12.11 to 50 3.00
1 Within the Brea Core Specific Plan area, MU-50 requires a minimum residential density of 30 dwelling units per acre and prohibits development of single-family detached units unless otherwise determined by the Community Development Director or designee.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-24
Land Use
Figure 2.5: Existing Example Site for MU-50 Zoning
Looking North Towards Market Place and Birch Street
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
2-25
Land Use
Figure 2.6: Conceptual Illustration for MU-50 Zoning
Looking North Towards Market Place and Birch Street
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Land Use
2-26

2.4.3 Signs
Signs proposed within the Specific Plan area are subject to compliance with Brea Zoning Code Chapter 20.28.010 that regulates and controls the location, size, type, content, and number of signs permitted. The purpose of this chapter of the Brea Zoning Code is to protect public and private investments in buildings and open spaces; to preserve and improve the appearance of the City as a desirable environment in which to live and work; to create an attractive and pleasing atmosphere for nonresidents who come to visit or to trade; to further encourage sound signing practices as an aid to business; to provide better information to the public; to prevent excessive, conflicting, and confusing sign displays; to reduce hazards to motorists and pedestrians; and to promote to the maximum extent possible, the public health, safety, and general welfare of citizens of the City by regulating and controlling all matters relating to signs.

In addition, the Specific Plan provides special regulations for freeway oriented off-site advertising signs (as defined in Brea Zoning Code Section 20.28.020). The Specific Plan allows for consideration of freeway oriented off-site advertising signs (billboards are a subcategory to this definition) in the MU-50 zone. Such signs are addressed in Brea Zoning Code Section 20.28.300 Freeway Oriented Off-site Advertising Signs.

Specifically, provision of a freeway oriented off-site advertising sign must be within 500 feet of State Route 57 and is restricted to MU-50 zoning designated areas. This area generally includes the Brea Mall, Brea Plaza, and a portion of Brea Place (the portion commercially zoned). A freeway oriented off-site advertising sign requires approval of a conditional use permit pursuant to the application and review process provided in Brea Zoning Code Section 20.28.300.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
03 BREA CORE

SPECIFIC PLAN

3.1 INTRODUCTION
Achieving an accessible and connected
community for all users requires
a transportation network that
complements and supports the City’s
land use patterns, built environment,
and urban design objectives, plus
is integrated with the broader City
context and the surrounding areas.

The Specific Plan area encompasses
several regionally significant corridors
—Imperial Highway which is part
of State Route 90 (SR 90), Lambert
Road, Brea Boulevard, State College
Boulevard, and State Route 57
(SR 57). These corridors serve as
key connections to major regional
destinations and are adjacent to, or
bordered by, large commercial and
mixed-use centers, including the Brea
Mall, Brea Marketplace Shopping
Center, Brea Plaza Shopping Center,
Brea Gateway Center, and Brea
Downtown.

The area also contains important civic,
educational, and cultural destinations
such as the Brea Civic & Cultural Center,
Brea Post Office, Brea Community
Center and Lagos de Moreno Park,
The Tracks at Brea, and Laurel
Elementary School. Together, these
destinations establish the Brea Core as
the City’s central hub for commerce,
employment, and community activity.

This chapter outlines potential mobility
strategies and concepts to create a
transportation network that delivers
multimodal benefits, improves safety
and comfort, and enhances overall
connectivity and mobility within the
Brea Core. Note that all improvements
will require further feasibility
analysis, including public review and
potential coordination with Caltrans,
prior to their recommendation for
implementation. In addition, the City
will need to seek, secure, and program
funding to design, construct, and
maintain all approved concepts.

Overall, these strategies and concepts
were developed through a review
of previous studies (including
the Connecting the Core ATP), to
address current concerns and
opportunities gathered through the
public engagement process, and to
accommodate future growth and
changes to travel patterns.

To complement the mobility
network and strategies, this chapter
additionally describes placemaking
and beautification enhancements for
implementation.
3-2
Mobility and Beautification
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
The new Brea General Plan Mobility Element establishes the following goals to support a balanced, multimodal network:
• Maintain an effective regional transportation network. • Provide a safe local circulation system that facilitates the efficient flow of traffic and goods throughout the City.
• Provide a safe and convenient transportation network accessible for all transportation modes and users.
• Develop extensive networks of public bikeway and community pedestrian facilities that enable and encourage non-motorized travel. • Facilitate and encourage increased use of public transit and other multi-modal transportation services.

The Brea Core Specific Plan builds upon and advances these goals to strengthen the City’s overall mobility framework within the Brea Core. In particular, the Specific Plan addresses the following travel modes:
• Pedestrian Access
• Bicycle Access
• Vehicular Circulation and Street Conditions
• Transit Service and Facilities
Note that since Imperial Highway is part of State Route (SR-90), any changes to the roadway configuration, or intersection design or operations along the corridor, will require coordination with Caltrans. Similarly, any modification to intersections adjacent to State Route (SR-57) ramps will also require coordination with, and approval from, Caltrans.

The following pages illustrate existing conditions within the Brea Core as well as potiential concepts to improve multimodal circulation and access. Figure 3.1 provided the location using a letter callout (i.e Item A) that can be cross referenced with the companion potential concept text for each area and condition. 3-3
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-4
Mobility and Beautification
Figure 3.1: Proposed Recommendations
Source: Kittelson & Associates, Inc., 2025
Note: Letters indicated proposed improvements
described on the following pages.

A
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-5
Mobility and Beautification

3.2 PEDESTRIAN ACCESS AND

IMPROVEMENTS

3.2.1 Existing Pedestrian Facility Conditions
In the Brea Core Area specifically, sidewalks exist along the majority of roadways. Existing sidewalk gaps, such as on Lambert Road , Berry Street, and State College Boulevard, are shown in Figure 3.2. These gaps are small and typically occur in industrial areas that tend to have lower pedestrian demand, and some gaps occur only along one side of the street with sidewalks available on the other side. Similarly, there are gaps in crossing infrastructure in the Specific Plan area, with several major intersections missing crosswalks at one or more legs. For example, the intersection of Randolph Avenue and Imperial Highway, which is under Caltrans’s jurisdiction, is missing a crosswalk on the east leg.

Within the Brea Core area, multiple intersections have high visibility crosswalks, including along Imperial Highway, Poplar Avenue, and Birch Street, indicating a unique place and high pedestrian volumes. An example of a high visibility crosswalk is shown in the image to the right.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-6
Mobility and Beautification
Figure 3.2: Sidewalk Gaps in Brea Core Specific Plan Area Source: Kittelson & Associates, Inc., 2025
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-7
Mobility and Beautification

3.2.2 Proposed Pedestrian Facility Improvements
The following provides a list of concepts to enhance safety and convenience of walking within the Brea Core area. Note that all potential improvements will require further study to confirm feasibility and implementation.

Ash Street (Item A and M)
Establish alternative route to Birch Street
Ash Street currently terminates in a cul-de-sac just east of Laurel Avenue, approximately 0.20 miles south of The Tracks at Brea.

Establishing a new bicycle and pedestrian pathway at the end of Ash Street approximately 150 feet east to connect with Poplar Avenue would improve neighborhood circulation and enhance pedestrian and bicyclist connectivity (Item A).

Additionally, on the west, establishing a formal bicycle and pedestrian route on Ash Street between Flower Avenue and Brea Boulevard using the existing sidewalks (Item A) and installing a sharrow on Flower Avenue between Birch Street and Ash Street
(Item M) will further improve overall connectivity and provide an alternative route to Birch Street. This concept will require coordination with the private property currently occupying both extension areas.

Item A - Proposed Formal Pedestrian and Bicycle Path
Item M - Proposed Sharrow on Flower Between Birch and Ash Streets City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-8
Brea Boulevard / Imperial Highway (Item B)
No right turn on red
The intersection of Brea Boulevard and Imperial Highway is located by Brea Gateway Downtown shopping center and Downtown Brea.

The high vehicular volumes can create a barrier for people walking or biking to and from the nearby residential and recreational uses.

Restricting right turns on red at one or more approaches will require drivers to wait for a green signal before turning, thereby reducing conflicts with pedestrians and bicyclists in the crosswalk and improving overall intersection safety. As this intersection is owned and operated by Caltrans, this concept will require coordination with Caltrans and will likely require further study to determine its feasibility.

Imperial Highway (Item C)
Widen sidewalks and upgrade crosswalk visibility
Imperial Highway is located near areas of high pedestrian activity, such as Laurel Elementary School, Brea Mall, Brea Imperial Center, Brea Gateway Downtown, and Craig Regional Park. Widening sidewalks (through setbacks) near key destinations and upgrading crosswalk visibility (e.g., through high- visibility striping or enhanced lighting) will improve pedestrian comfort, safety, and visibility. These enhancements will also support greater pedestrian and bicycle access along this automobile-centric corridor. As Imperial Highway is under Caltrans control, this concept will require coordination with Caltrans and will likely require further study to determine its feasibility.

Item C - Example of a Wide Sidewalk
Item B - No Right Turn on Red
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Randolph Avenue / Imperial Highway (Item D)
Add crosswalk / relocate crosswalk to east leg
The intersection of Randolph Avenue and Imperial Highway currently lacks a crosswalk on its east leg, limiting pedestrian circulation across the corridor. This limits the connectivity between the Brea Mall on the north and the Brea Town Center and revitalized Brea Imperial Center on the south. Adding a marked crosswalk on the east leg or relocating the existing crosswalk from the west leg to the east leg of the intersection will improve pedestrian connectivity and support safer, more direct access between nearby destinations. As this intersection is owned and operated by Caltrans, this concept will require coordination with Caltrans and will likely require further study to determine its feasibility.

State College Boulevard / Imperial Highway (Item E)
No right turn on red
The intersection of State College Boulevard and Imperial Highway is located by the Brea Mall and Brea Imperial Center. Although there are few pedestrians currently crossing at this intersection, additional activity is expected in the future with the planned and potential future developments. Restricting right turns on red at one or more approaches will require drivers to wait for a green signal before turning, thereby reducing conflicts with pedestrians and bicyclists in the crosswalk and improving overall intersection safety. As this intersection is owned and operated by Caltrans, this concept will require coordination with Caltrans and will likely require further study to determine its feasibility.

Craig Regional Park (Item F)
Add midblock pedestrian crossing with a Rectangular Rapid Flashing Beacon (RRFB) Craig Regional Park is a 124-acre recreational park accessed off State College Boulevard. Its main driveway is located over 500 feet away from the nearest crosswalk. Given that a substantial amount of visitors park along the west side of State College Boulevard, installing an enhanced crosswalk with a pedestrian signal across at the park’s main entrance and curb extensions will enhance safety and convenience for pedestrians and bicyclists accessing the park.

Item D - Randolph Avenue/Imperial Highway - Proposed Crosswalk on East Leg
Item F - Craig Regional Park - Proposed Midblock Pedestrian Crossing
Mobility and Beautification
3-9
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-10

3.3 BICYCLE ACCESS AND

IMPROVEMENTS
The California Department of Transportation (Caltrans)
classifies and defines bicycle facilities. Caltrans designates four classes of bicycle facilities: Classes I, II, III, and IV.

Figure 3.3 illustrates and describes the bicycle facility classifications.

3.3.1 Existing Bicycle Facility Conditions
Brea Core Area
Within the Brea Core area, bicycle facilities are being developed and expanded to build upon existing facilities.

Figure 3.4 on the following page identifies exisitng bicycle facilities within the Brea Core area. The Brea Core area has a Class II bike lane on Berry Street and segments of Birch Street, Brea Boulevard, and State College Boulevard. In addition, the Tracks at Brea (a Class I facility) provides an east-west bicycle and pedestrian connection through the Brea Core area.

Bicycle parking is available within the Brea Core area, including at Brea Mall, the Brea Civic and Cultural
Center, Brea Downtown, Brea Gateway Shopping Center,
Brea Marketplace, and Lagos de Moreno Park. Laurel
Elementary School also has bicycle racks.

Source: Kittelson & Associates, Inc., 2025
Figure 3.3: Types of Bicycle Facilities
A path physically separated from motor vehicle traffic by an open space or barrier, used by bicyclists, pedestrians, joggers, skaters, and other non-motorized travelers. Because the availability of uninterrupted rights-of-way is limited, this type of facilities may be difficult to locate expensive to build relative to other types of bicycle and pedestrian facilities, but inexpensive compared to new roadways. Prime locations for bike paths are areas such as power-line easements, utility easements, canal banks, river levees, drainage easements, railroad or highway rights-of-way, or regional community parks.

A travel lane on a roadway that has been set aside by striping and pavement markings for the preferential or exclusive use of bicyclists.

Bicycle lanes are intended to promote an orderly flow of bicycle and motor vehicle traffic. This type of facility is established by using the appropriate striping, legends, and signs.

A class IV Bikeway is for the exclusive use of bicycles and includes a separation between the bikeways and adjacent vehicle traffic. The physical separation may include flexible posts, grade separation, inflexible physical barriers or on-street parking. Separated bikeways generally operate in the same direction as vehicle traffic on the same side of the roadway. However, two-way separation bikeways can also be used, usually in lower speed environments (35 miles per hour or less).

Bicycle routes designated by signage where bicyclists share travel lanes with motor vehicle traffic. Bicycle routes must be of benefit to the bicyclists and offer a higher degree of service than adjacent streets. Class III bikeways are often designated on low-volume local residential streets. Additionally, many cities have installed an enhanced type of Class III Bicycle Route, referred to as a “Bicycle Boulevard”. Bicycle Boulevard are generally installed on relatively low-volume street and often include elements to facilitate bicycle travel, such as reorienting stop signs to reduce delays to cyclists, and/or discouraging use by motorists making through trips, such as through the inclusion of traffic calming measures.

Multi-Use Paths
(Class I Bikeways)
Bicycle Lanes
(Class II Bikeways)
Bicycle Lanes
(Class III Bikeways)
Separated Bikeway
(Class IV Bikeways)
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-11
Mobility and Beautification
Kraemer Blvd
Val el y View
Ave
Imperial
Hwy
Lambert Rd
Harbor Blvd
Golden Ave
Lakev ei w
Ave
Berry St
Fairmont Blvd
Harbor Blvd
Rose Dr
Ohio St
Bastanchury Rd
Carbon Canyon Rd
Brea
Blvd
Vil al ge Center Dr
Palm St
Puente St
Central Ave
Birch St
Placentia Ave
Bastanchury Rd
Associated Rd
State College B vl d
Yorba Linda Blvd
Imperial Hwy
Whittier Ave
Randolph Ave
Wildcat Wy
Associated Rd
Flower Ave
57 90
142
90 57
142

L O S A N G E L E S C O U N T Y

O R A N G E C O U N T Y

O R A N G E C O U N T Y

S A N B E R N A R D I N O C O U N T Y
Elm Street
Santa Fe Rd
La Habra
Heights
Placentia
La Habra
Fullerton
Yorba Linda
Chino Hills
Sources: City of Brea; Orange County; ArcGIS Online World Hillshade Map Service. Created by De Novo Planning Group for the City of Brea, April 19, 2024.

LEGEND
Brea City Boundary
Brea Core Specific Plan
Brea Sphere of Influence
County Boundary
Existing Facilities
Class I - Shared Use Path
Class II - Bike Lane
Class III - Shared Lane
Figure 3.4: Existing Bicycle Facilities
Source: Kittelson & Associates, Inc., 2025
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-12
Mobility and Beautification
The Tracks at Brea
The Tracks at Brea is a Class I bike/multiuse path and is considered the primary bikeway in the City. This facility is four miles long and travels east to west, north of, and generally parallel to, Imperial Highway. The Tracks features a two-way bike trail, a separate pedestrian path, fitness stations, restrooms, wayfinding, seating areas, drinking fountains, and other amenities. The City plans to extend the existing facility from the existing terminus to the western City limits. The ultimate extension of this facility would travel through the City of La Habra and connect to the Whittier Greenway Trail. Figure 3.5 illustrates the current trail route for The Tracks at Brea.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-13
Mobility and Beautification
Figure 3.5: The Tracks at Brea Trail Route
Source: City of Brea (information accessed September 2024) City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026

3.3.2 Proposed Bicycle Facility Improvements
The following section provides a list of concepts to enhance bicycle connectivity and safety. Note that all potential improvements will require further study to confirm feasibility and implementation.

Lambert Road (Item G)
Lambert Road is a major east-west arterial that serves regional traffic through Brea, connecting residential neighborhoods with commercial and industrial areas. The corridor currently accommodates moderate traffic volumes (west of State College Boulevard) and limited bicycle facilities, making it less comfortable for cyclists.

Adding protected bike lanes on both sides of the road for the entire stretch of Lambert Road in the Specific Plan area, from State College Boulevard to Berry Street (and to Puente Street one block further west than the Core Area boundary) will enhance multimodal safety and comfort. To minimize the effect to vehicular traffic on Lambert Road, specifically the high volume of trucks along this citywide truck route, the City can establish set-back requirements, so that additional right-of-way is dedicated when future development occurs.

The reconfiguration will provide a dedicated and separated space for cyclists. This corridor serves as a key east-west route through the City, and the addition of protected bike lanes will strengthen connectivity to nearby neighborhoods, commercial centers, and regional trails. 3-14
Mobility and Beautification
Item G - Example of Protected Bike Lanes on Both Sides of the Street Item G - Example of Protected Bike Lane
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-15
Mobility and Beautification
Berry Street (Item H)
Within the Brea Core, Berry Street
currently has Class II bike facilities.

Berry Street is classified as a truck
route and experiences high number
of trucks traveling to and from this
industrial area of Brea. Improving
the bicycle facilities to Class IV
buffered bike facilities and a Class
I shared use path will improve
bicyclist safety. Buffered bike
lanes and shared use path provide
additional separation from vehicular
traffic, improving perceived and
actual safety for riders. These
improvements will create a more
inviting and connected corridor
that supports the City’s goals of
expanding active transportation
options.

To minimize the effect to vehicular
traffic on Berry Street, the City can
establish set-back requirements,
so that additional right-of-way is
dedicated when future development
occurs.

Item H - Example of Class IV Bicycle Facilities
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Birch Street (Item I)
Birch Street is the primary connection between Downtown Brea, Brea Community Center, Brea Civic and Cultural Center, and the Brea Mall.

East of Randolph Street, Birch Street is a four- lane corridor with a median left-turn lane with Class II bike facilities on limited portions of the road. Providing space for a continuous Class II or Class IV bicycle facility, or a shared-use-path (SUP) on both sides of Birch Street from Flower Street to Randolph Street, will safely accommodate both pedestrians and cyclists, offering a comfortable alternative to on- street travel while enhancing access to nearby destinations. In addition, these facilities will provide safe and accessible opportunities for recreation and non-motorized transportation, separated from vehicle traffic.

The City will continue to explore options to provide enhanced bicycle facilities along Birch Street, including studying the potential to configure the roadway or require set-backs for future developments along the roadway.
3-16
Mobility and Beautification
Item I - Example of Potential Bicycle Facility Upgrade
Item I - Example of Potential Bicycle Facility Upgrade
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-17
Mobility and Beautification
Item J - State College Boulevard Plan View
State College Boulevard (Item J)
State College Boulevard is a heavily traveled north-south corridor running parallel to SR 57 and providing regional access. In the Brea Core Area, it provides a connection between The Tracks at Brea, the Brea Mall, and other key destinations. The corridor currently lacks continuous bicycle infrastructure, limiting safe and comfortable options for cyclists traveling through or accessing adjacent destinations.

To improve these connections, a Class I bike facility south of the The Tracks at Brea to the Brea Mall using greenbelt alongside the SR 57 freeway will be explored. This could be implemented in conjunction with a new bicycle signal at Birch Street to enhance connectivity to the Brea Mall. This concept will provide a continuous, off-street bikeway that enhances regional access while maintaining safety and comfort for all users.

As this right-of-way is owned and maintained by Caltrans, this concept will require coordination with Caltrans and will likely require further study to determine its feasibility.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
The Tracks at Brea (Item K)
The Tracks at Brea is an established Class I multiuse facility serving as a key east-west route for active transportation in the City. The trail is wellutilized and provides connections to parks, schools, and neighborhoods, though some access points and connections remain limited or indirect.

In addition, there is limited access to the Tracks at Brea from the residential and industrial uses on the north side of the facility.

Recommended improvements include enhancing access points, adding wayfinding signage, and extending the trail westward to strengthen regional connections. Improving trail connections where adjacent culde-sacs occur will increase accessibility for nearby residents and support first/last-mile travel options. These enhancements will encourage greater trail use and reinforce the corridor’s role as a central element of Brea’s bicycle and pedestrian network. Note that all improvements will require further feasibility analysis, including public review, prior to their recommendation for implementation.

Mobility and Beautification
3-18
Item K - The Tracks at Brea Connections and Wayfinding
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-19
Mobility and Beautification
Brea Boulevard (Item L)
Brea Boulevard serves as a major northsouth commercial corridor connecting Downtown Brea to the broader region.

Dedicated bicycle facilities are limited or
inconsistent within the Brea Core, creating
challenges for cyclists navigating this busy
corridor. Particularly challenging is riding
between Downtown Brea and The Tracks at
Brea, and points north can be challenging as
well.

Installing enhanced bicycle facilities on Brea
Boulevard between Ash Street and Lambert
Road will improve north-south bicycle
connectivity and fill an existing gap in the
City’s bikeway system.

Providing space for a continuous Class
II or Class IV bicycle facility will provide
increased safety and comfort by providing
greater separation from vehicle traffic while
maintaining existing access for businesses
and driveways.

This will be done in conjunction with
improved pedestrian crossings to better
connect with key local destinations. This
improvement supports the City’s broader
goal of enhancing multimodal mobility
along key commercial corridors.

The City will continue to explore options
to provide enhanced bicycle facilities
along Brea Boulevard, including studying
the potential to configure the roadway or
require set-backs for future developments
along the roadway.

Item L - Example of a Continuous Bicycle Facility
Item L - Example of a Continuous Bicycle Facility
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-20
Mobility and Beautification

3.4 CIRCULATION AND STREET

IMPROVEMENTS

3.4.1 Existing Circulation and Street Conditions
Brea’s adopted General Plan describes the major function and characteristics of the City’s street network. The existing roadway system is shown on Figure 3.6. The roadway classifications and descriptions are identified below. In general, the east-west roadways provide connections to neighboring cities and communities such as La Habra and Yorba Linda, and the north-south roadways connect Brea to the cities of Fullerton, Placentia, and Diamond Bar.

Freeway
Freeways are limited-access, high-speed travel ways included in the State and federal highway systems. Their purpose is to carry regional through traffic (traffic passing through Brea without stopping). Access is provided at interchanges. State Route 57 (SR 57) known as the Orange Freeway is the only local freeway connecting Brea to regional destinations, and travels north/south through the City. Within the Brea Core, vehicles can access SR 57 at the interchanges at Imperial Highway and Lambert Road. SR 57 is a significant barrier across the city, with only two other crossings apart from those at the interchanges, via underpasses at Birch Street and The Tracks at Brea, which is accessible only to bicycles and pedestrians.

Smart Street
In addition to the arterial classification, the Master Plan of Arterial Highways (MPAH) recognizes Smart Streets as arterials with enhanced traffic-carrying capacity. Such enhancements include preferential traffic signal timing and synchronization, addition of through or turn-lanes, removal of on-street parking, and limitation or consolidation of access.

Within the City of Brea, Imperial Highway is classified in the MPAH as a Smart Street.

Mobility and Beautification
3-20
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
text
3-21
Mobility and Beautification
Major Arterial
Major Arterials are designed to carry a large volume of regional traffic not handled by freeways. Although they are typically six-lane, divided roadways, the roadway geometrics and right-of-way width may vary depending on localized conditions. In addition, some Major Arterials have synchronized traffic signals that allow for higher vehicular throughput than typical capacity levels. Lambert Road within the Brea Core is classified as a Major Arterial.

Primary Arterial
A Primary Arterial’s function is similar to that of a Major Arterial, with the principal difference being capacity. The roadway geometrics and right-of-way width may vary depending on localized conditions, but Primary Arterials are typically four-lane divided roadways. Portions of State College Boulevard and Birch Street are classified as Primary Arterial.

Secondary Arterial
Secondary Arterials serve as collectors that distribute traffic between local streets and divided arterials. Portions of State College Boulevard, Birch Street, and Berry Street are classified as Secondary Arterial.

Modified Secondary Arterial
Modified Secondary Arterials function similar to a Secondary Arterial, but with typically a wider right-of-way and varying curb-to-curb depending on the number of lanes. The right-of-way not improved with paved lanes can be used for a bike path or lane, multi-use trail, and extensive landscaping. No Modified Secondary Arterials are located with the Brea Core area.

Collector Roadway
Collector Roadways differ from Local Roadways in their ability to handle through traffic movements between arterials. Elm Street just south of the Brea Core area is classified as a Collector Roadway.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-22
Mobility and Beautification
Local Roadway
A Local Roadway provides direct access to
abutting properties as their primary function.

Local streets typically have two travel lanes, and
speed limits are generally kept low (25 miles per
hour).

Table 3.1 summarizes the standards generally
applicable to each roadway classification.

Classification Travel
Lanes
Capacity (daily
vehicles) ROW Width Pavement Width
Smart Street Varies Varies Varies Varies
Major Arterial 6 lanes 56,300 120 feet 102 feet
Primary Arterial 4 lanes 37,500 100 feet 84 feet
Secondary Arterial 2-4
lanes
25,000 80 feet 64 feet
Modified Secondary
Arterial
2-4
lanes
25,000 - 37,500 100 feet Varies (64 feet -
72 feet)
Collector Roadway 2-4
lanes
12,500 for twolanes; 25,000
for four-lanes
56 feet 46 feet
Collector Roadway
(with Median Turn
Lane)
2-4
lanes
12,500 for twolanes; 25,000
for four-lanes
66 feet 52 feet
Local Roadway 2 lanes 12,500 Varies (40 feet - 64 feet), depending on adjacent land use and length of
roadway
Varies (32 feet - 56
feet), depending on
adjacent land use and
length of roadway
Table 3.1: Roadway Classification Standards
Notes: ROW = right-of-way; ft. = feet; ADT = average daily traffic Source: City of Brea General Plan, 2003; Brea Standard Plans https://www.cityofbrea.gov/845/StreetImprovement-Details (accessed February 2026) City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-23
Mobility and Beautification
Kraemer Blvd
Val el y View
Ave
Imperial
Hwy
Lambert Rd
Harbor Blvd
Golden Ave
Lakev ei w
Ave
Berry St
Fairmont Blvd
Harbor Blvd
Rose Dr
Ohio St
Bastanchury Rd
Carbon Canyon Rd
Brea
Blvd
Vil al ge Center Dr
Palm St
Puente St
Central Ave
Birch St
Placentia Ave
Bastanchury Rd
Associated Rd
State College B vl d
Yorba Linda Blvd
Imperial Hwy
Whittier Ave
Randolph Ave
Wildcat Wy
Associated Rd
Flower Ave
57 90
142
90 57
142

L O S A N G E L E S C O U N T Y

O R A N G E C O U N T Y

O R A N G E C O U N T Y

S A N B E R N A R D I N O C O U N T Y
Elm Street
Santa Fe Rd
La Habra
Heights
Placentia
La Habra
Fullerton
Yorba Linda
Chino Hills
Sources: City of Brea; Orange County; ArcGIS Online World Hillshade Map Service. Created by De Novo Planning Group for the City of Brea, April 19, 2024.

LEGEND
Brea City Boundary
Brea Core Specific Plan
Brea Sphere of Influence
County Boundary
Freeway
Smart Street (Caltrans)
Major Arterial
Primary Arterial
Secondary Arterial
Collector Roadway
Notes:
- South Brea Boulevard south of Imperial Highway will be redesignated Primary Arterial following parallel changes to the OCTA MPAH.
- Brea Canyon Road will be redesignated Modified
Secondary Arterial following changes to the OCTA MPAH.

Figure 3.6: Existing Roadway Classifications
Source: City of Brea; Orange County; ArcGIS Online World Hillshade Map Service.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-24

3.4.2 Proposed Circulation and Street
Improvements
The following provides a list of concepts to minimize the impacts of local traffic circulation within the Brea Core area. Note that all potential improvements will require further study to confirm feasibility and implementation.

Traffic Calming (Item N)
Implementation of traffic calming techniques is recommended at in the predominately residential neighborhood generally bounded by Flower Avenue to the west, Ash Street to the north, Popular Street to the east, and Imperial Highway to the south. Traffic calming will reduce cutthrough traffic and heightened traffic congestion issues due to Laurel Elementary School drop-off and pick-up schedules. Concepts such as cul-de-sacs, reduced speed limits, speed cushions, corner/sidewalk bulbs, enhanced crosswalks, and wayfinding in this area could help address reduce vehicle speeds and traffic volumes and improve traffic circulation. Note that all improvements will require further feasibility analysis, including public review, prior to their recommendation for implementation.

Item N - Example of an Enhanced Crosswalk
Item N - Example of Wayfinding Signage
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-25
Mobility and Beautification

3.5 PUBLIC/PRIVATE TRANSIT

3.5.1 Existing Public/Private Transit
Public transit service in Brea is provided by fixed-route bus service operated by Orange County Transportation
Authority (OCTA) and Foothill Transit, plus local services provided by the City of Brea. All bus routes that operate within the City provide service to the Brea Mall Transit Center, located off State College Boulevard between
Imperial Highway and Lambert Road, in the Brea Core
Specific Plan area.

Currently, there are four OCTA bus routes that operate
within the City of Brea:
• Route 57 which operates between Brea and Newport
Beach.
• Route 59 which operates between Brea and Irvine
• Route 129, a community route that operates between
Brea and Buena Park.
• Route 143, which operates from La Habra to Brea.

Foothill Transit operates a fleet of over 300 buses
throughout Southern California’s San Gabriel Valley and Pomona Valley. Within Brea, Foothill Transit operates
one route:
• Route 286 which runs between Pomona and Brea.

Route Route Type Operator Route Description
OCTA Route 57
Brea - Newport Beach
Local Fixed
Route
OCTA Travels from Brea to Newport
Beach via State College Boulevard
/ Bristol Street.

OCTA Route 59
Brea - Irvine
Local Fixed
Route
OCTA Travels from Brea to Irvine,
stopping at the Brea Mall Area, via
Birch Street / Kraemer Boulevard
/ Glassell Street / Grand Avenue /
Von Karman Avenue.

OCTA Route 129
Brea - Buena Park
Community
Route
OCTA Travels from Brea to Buena Park
via Artesia Boulevard / Beach
Boulevard / La Habra Boulevard /
Brea Boulevard / Birch Street.

OCTA Route 143
La Habra - Brea
Community
Route
OCTA Travels from La Habra to Brea
via Whittier Boulevard / Harbor
Boulevard / Brea Boulevard / Birch
Street.

Foothill Transit Route
286
Brea - Pomona
Community
Route
Foothill
Transit
Travels from Brea to Pomona
via Diamond Bar Boulevard /
W Mission Boulevard / S Garey
Avenue.

Source: OCTA, and Foothill Transit (information accessed April 2026) Table 3.2: Transit Service in Brea
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-26
In addition to the routes provided by OCTA and Foothill Transit, the City of Brea provides local transportation services for residents age 60 and up. The City offers free shuttle transportation for seniors, providing rides to the Senior Center and scheduled shopping trips. Additionally, a new van service called “Seniors on the Go!” operates Tuesday to Friday offering rides for personal errands and community visits within Orange County for a small fee.

Table 3.2 and Table 3.3 summarize the transit service in Brea and Figure 3.7 illustrates the routes.

Route Route Type Operator Route Description
Brea Senior Center
Shuttle
City Shuttle Brea
Senior
Center
Free shuttle transportation from the
Senior Center to pre-scheduled shopping.

Monday to Friday.

Seniors on the
Go! (Brea Senior
Center Van
Service)
City Van
Service
Brea
Senior
Center
For $4 one way and with a ride
reservation, with a cap of 5 miles, this
service can take Brea residents ages
60 and over where they need to go.

Operates Tuesday to Friday from 9:00 AM
to 12:30 PM.

Table 3.3: Brea City Shuttle and Van Service
Source: City of Brea (information accessed May 2024).

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-27
Mobility and Beautification
Figure 3.7: Existing Transit Service in Brea
Source: City of Brea; Orange County; ArcGIS Online World Hillshade Map Service.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-28

3.5.2 Proposed Public/Private Transit
The following section provides concepts to encourage transit usage.

Note that all potential improvements will require further study to confirm feasibility and implementation.

Mobility Hub (Item O)
Mobility Hubs are centrally located areas designed to connect multiple modes of transportation—such as walking, biking, transit, and shared mobility options—within a single, accessible location. They serve as focal points for convenient transfers between modes, reducing reliance on personal vehicles and supporting sustainable travel behavior. Benefits include improved first/last-mile connections, reduced greenhouse gas emissions, enhanced accessibility, and support for transit-oriented and mixed-use development.

Mobility Hubs will be explored at the following key destinations throughout Brea:
• Brea Mall
• Brea Plaza
• Downtown Brea
• Near The Tracks at Brea
• Across from Brea Marketplace Shopping Center
• By Brea Civic & Cultural Center
As several of these locations are not within the City right-of-way, this concept will require coordination with the adjacent property owners and will likely require further study to determine their feasibility. In addition, coordination with OCTA will be required to facilitate connections with local bus services and to encourage OCTA to install Mobility Hubs throughout the City.

Item O - Example of a Bus Stop Serving a Mobility Hub
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-29
Mobility and Beautification
Brea Mall (Item P)
The Brea Mall is home to the Brea Mall Transit Center, which has the highest boardings in the City. Enhancements to the transit plaza will build upon the site’s existing role as a regional destination. Concepts may include expanded transit shelters, real-time transit information displays, bicycle and scooter parking, and designated pick-up/dropoff zones for rideshare services. Enhanced pedestrian connections to nearby streets and retail entrances will improve walkability, while wayfinding signage and streetscape amenities (such as trees, lighting, and seating) will create a more comfortable and inviting environment for users. Together, these enhancements can help transform the mall into a vibrant, accessible hub that supports both local mobility and regional connectivity.

This concept will require coordination with the Brea Mall property owner and OCTA and will likely require further study to determine its feasibility.

Item P - Example of a Designated Pick-Ip/Drop-Off Zone
Item P - Example of Bicycle Parking
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-30

3.6 PLACEMAKING AND STREETSCAPE

IMPROVEMENTS
Residents expressed that streetscape beautification within the Specific Plan area as one of their desired outcomes for this plan. Existing streetscape conditions include some gaps in the sidewalk network, a lack of human-scaled design or features along Imperial Highway, and wide expanse of asphalt dominated by automobile through traffic on several roadways. This section includes recommendations for improving the streetscape to create a more pedestrian-friendly environment.

Placemaking and street improvements, such as street trees, landscaping, consistent street furnishings, and safe street crossings all contribute to an appealing street scene and pedestrian-friendly environment.

Street furnishings help to establish an identity and include elements such as street and pedestrian lighting, benches, trash receptacles, tree grates, bike racks, and potted planters as well as less frequently placed elements, such as bus shelters, bollards, drinking fountains, and potted plants.

Currently Downtown Brea (the area generally bounded by “The Tracks at Brea” to the west, Orange Avenue to the east, Imperial Highway to the south, and Ash Street to the north) has a consistent street furnishing palette specific to the public right-of-way – pedestrian scale lighting, benches, trash receptacles and bollards all match. Additionally, most of the streetlight poles, appear to be capable of supporting banners – either for seasonal decoration or for district branding.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-31
Mobility and Beautification
There may be a few shopping centers that have their own street furnishing palette; however, the rest of the Specific Plan area lacks a coordinated street furnishing palette. A street furnishing program is recommended to be implemented to provide continuation of these improvements within the Specific Plan area, especially along Brea Boulevard from Imperial Highway to Lambert Road, along Birch Street from Brea Boulevard to Randolph Avenue, and along Randolph Avenue from Birch Street to Imperial Highway. A new palette of furnishings combined with existing treatments will continue to beautify the Specific Plan area.

To enhance streetscapes within the Brea Core, creation of a streetscape master plan to address streetscape improvements, street and sidewalk paving treatments, and amenities throughout the Specific Plan area should be explored.

The master plan should provide guidance on establishing a consistent palette approach to replace the existing street furnishings. Similarly, design guidelines or standards should be developed for parklet and sidewalk dining to ensure an adequate transition is provided between the public realm and outdoor dining options in the Brea Core.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification
3-32

3.7 GATEWAYS AND SIGNAGE
Gateway elements welcome visitors into the Specific Plan area and more precisely into the Brea Core. Additional gateways are referenced in the Brea General Plan. The purpose of gateway elements is to provide a sense of arrival and transition between cities and neighborhoods, and in this context to let residents and visitors know they have arrived in the heart of Brea. In order to achieve this purpose, gateway signs should be located at key intersections.

Currently there are two gateway features in the Brea Core, a Downtown Brea gateway feature on the southwest corner of Birch Street and Orange Avenue and a similar gateway feature in the median of Brea Boulevard just south of the intersection with Lambert Road.

A larger welcome sign is located at Brea Boulevard and Birch Street on the northwest corner as well as a Downtown Brea sign on Imperial Highway west of Flower Avenue. Two additional Downtown Brea signs are located in the medians on Brea Boulevard north of Elm Street and Imperial Highway east of Orange Avenue. The City should explore relocating these signs within the Downtown Brea area. The spinning Downtown Brea Welcomes You sign is considered a local recognizable resource and consideration should be given to evaluating this sign and exploring potential restoration of the historic resources (Brea Welcomes You sign and Good Old Brea Clock) on Birch Street in Downtown Brea.

However, there are no gateway features at other prominent intersections.

In addition to existing and future gateways identified in the General Plan, gateway features specific to the Brea Core are recommended at the following intersections which currently do not have a gateway feature:
• Intersection of Brea Boulevard and Imperial Highway
• Intersection of Brea Boulevard and Birch Street
• Intersection of Birch Street and State College
• Intersection of State College Boulevard and Imperial Highway • Lambert Road and State College Boulevard
• Lambert Road and Brea Boulevard
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-33
Mobility and Beautification

3.7.1 Wayfinding Signage
Wayfinding signage is a key component in facilitating easy movement of pedestrians, bicyclists, and vehicles throughout the City. Signage should be easy to read and visually attractive, and should enhance the form, character, and identity for an area. Wayfinding signs are recommended along The Tracks at Brea, but also throughout the Specific Plan area. A unified sign program should be implemented to create a visual identity for the Specific Plan area. Similarly, a signage program should be explored that addresses the revitalization of existing Civic and Cultural Center signage and provides additional identification and wayfinding. As part of this signage program, consideration should be given to providing additional neighborhood identification signage.

The Wayfinding along The Tracks at Brea, would technically be directional signage. In addition to providing directional signage to users of The Tracks at Brea, the hope is that these signs help users understand the proximity of many destinations and services to The Tracks at Brea and thereby forming build greater connectivity within the Specific Plan Area. Directional signs should include direction arrows, distance, and labeling to denote the destinations. Of particular importance with directional signage for cyclists is that the signs are large enough to be read while moving. (It is inconvenient for cyclists to come to a full stop to read the sign). It is recommended that both National Association of City Transportation Officials (NACTO) Bike Route Wayfinding and the Federal Highway Administration Manual on Uniform Traffic Control Devices (MUTCD) guidelines for signs not along The Tracks at Brea are consulted on topics such as design, organization, type fonts, sizes, contrast and reflectivity.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Mobility and Beautification

3.7.2 Banners
Banners provide an opportunity to brand an identity for a neighborhood, advertise local activities and special events, provide directional signage, or can be decorative and celebratory. It is recommended that a banner program be developed and that street light poles along all the major roadways within the Specific Plan area are equipped to support banners.

This will help establish a unique feel for the Specific Plan area and allow for branding of the area.

3.8 PUBLIC PLAZAS
Public gathering spaces provide a sense of place and identity and provide space for seating, private outdoor dining, events, and street side entertainment. Public plazas are encouraged throughout the Specific Plan area whenever possible. Downtown public plazas, which are defined as sidewalks or other open public areas owned or controlled by the City, in Downtown Brea or the Brea Downtown Newsrack District have been formally identified and established by Ordinance No. 1071. Ideal locations for public plazas are at high-profile intersections and midblock crossings to provide a variety of interesting focal points along the street edge, as well as in unexpected places where land is available. Public plazas should incorporate public art, specialty paving treatments, additional street furnishings, accent trees, water features, lighting, and other site amenities.

3.9 SPECIAL EVENTS STREET
Special events add character to a city and become part of the city’s identity by fostering community engagement for residents and visitors.

Traffic control plans, including approved traffic control devices to close streets, will be prepared for major special events for Birch Street in the Downtown Brea area. The City will continue to host and review community events in public plazas, parking lots, and within the public right-of-way.

Key community events are held annually, with Randolph Avenue and Birch Street in Downtown Brea serving as special event streets. As part of this process, the City will continue to evaluate the success and safety of these events through the review of traffic control plans and the potential use of measures such as retractable bollards.
3-34
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-35
Mobility and Beautification

3.10 PUBLIC ART
The City of Brea is well acquainted with Public Art; it has one of the oldest Public Art in private development programs in the state of California. Since 1975 the City of Brea has placed an impressive number of sculptures within the City limits. Through its sculpture program, the City has been able to celebrate its history, personality, and character.

Incorporation of public art is an intriguing way to enhance the pedestrian environment and continue to build a unique identity. Public art can be incorporated in sidewalks, plazas, or other pedestrian spaces.

Public art can include various methods that incorporate art either as stand-alone individual pieces or incorporated into the design of other urban improvements such as paving, benches, and streetlights within the public right-of-way.

Other locations well suited for public art are murals on utility boxes.

Murals on utility boxes beautify the streetscape by using commonly found standard utilitarian boxes as a canvas for vibrant artworks that can be easily changed and maintained. High-visibility utility boxes are found throughout the City, providing a great opportunity for community members of all ages to contribute to the City’s public art collection.

Utility box murals also serve as graffiti deterrence and abatement.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
3-1
infrastructure and
public services
04 BREA CORE

SPECIFIC PLAN
4-2
Infrastructure and Public Services

4.1 INTRODUCTION
Infrastructure and public services
are a critical component of
citywide planning. Reliable and
adaptable systems and services
are essential to support residents,
businesses, and visitors. This
section summarizes the baseline
conditions of the public utilities
that serve the City and provides an
overview of existing infrastructure,
planned improvements, and system
capacities. It focuses on the City’s
major utility systems—water, sewer,
and storm drainage—and evaluates
how future development under the
Brea Core Specific Plan may affect
these systems. In addition, public
services including the topics of
library services, schools, police, fire/
emergency services and recreation
are addressed.

4.2 WATER SYSTEMS
The Brea Core Specific Plan area is
served by the City’s public water
system, which receives imported
water from the California Domestic
Water Company (CDWC) and
the Municipal Water District of
Orange County (MWDOC). The
Specific Plan area lies within the
City’s Pressure Zone 515, which is
supplied by the Berry Street Pump
Station—pumping from the Berry
Street Reservoir—and by pressurereducing valves (PRVs) connected to higher-pressure zones. Figure 4.1:

Existing Water Distribution System
Within the BCSP Area, illustrates
the existing water infrastructure
serving the area.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-3
Infrastructure and Public Services
Berry Street
Reservoir
Imperial Hwy
Lambert Rd
Brea Blvd
Birch St
SR-57
State College Blvd
Madison Way
S Randolph Ave
N Poplar Ave
Orange Ave
Berry St
±
0 0.25 0.5
Miles
LEGEND
Reducing Valves
nts
n
ea Boundary
Brea Core Specific Plan Area
Parcel
Pump
PZ 515
PZ 540
PZ 560
PZ 575
PZ 605
PZ 700
PZ 725
PZ 790
PZ 830
City of Brea
City of Fullerton
Associated Rd
Figure 4.1: Existing Water Distribution System
Berry Street
Reservoir
Vantor
Figure 1
Existing Water Distribution System Within BCSP Area
Water Impact Study - Brea Core Specific Plan
Imperial Hwy
Lambert Rd
Brea Blvd
Birch St
SR-57
State College Blvd
Madison Way
S Randolph Ave
N Poplar Ave
Orange Ave
Berry St
± 0 0.25 0.5
Miles
LEGEND
Reservoir
Pressure Reducing Valves
Fire Hydrants
Watermain
City of Brea Boundary
Brea Core Specific Plan Area
Parcel
Pump
PZ 515
PZ 540
PZ 560
PZ 575
PZ 605
PZ 700
PZ 725
PZ 790
PZ 830
City of Brea
City of Fullerton
Associated Rd
Source: Harris & Associates
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-4
Infrastructure and Public Services
According to the City’s 2021 Water Master Plan (WMP), the water system within the Specific Plan area meets most of the City’s design criteria. No deficiencies were identified with respect to pressure, velocity, water supply, fire flow, or storage capacity. However, the WMP identified a pumping deficiency at the Berry Street Booster Pump Station, which provides service to both Pressure Zone 515 and Pressure Zone 790 through zone-specific pumps. To address this item and aid in meeting the dependent MDD in both the 790 and 515 pressure zones, the WMP recommends installing an additional low-pressure pump for the 515 pressure zone at the Berry Street Booster Pump Station with a minimum capacity of 1,424 gallons per minute, and installing an additional high-pressure pump for the 790 pressure zone at the Berry Street Booster Pump Station with a minimum capacity of 1,191 gallons per minute.

Implementation of the Specific Plan land use changes is projected to result in a 4.2 percent increase in average day demand (ADD), maximum day demand (MDD), and peak hour demand (PHD) compared to existing conditions. The City’s existing water supply and storage capacity are sufficient to accommodate this increased water demand.

The recommended pumping improvements to the 515 pressure zone at the Berry Street Booster Pump Station will serve to improve system reliability in meeting future demand within Pressure Zone 515, including the Specific Plan area.

Furthermore, land use changes from existing commercial or business uses to mixed-use development will require higher fire flow rates, from minimum fire flow of 2,500 gallons per minute (GPM) for Business/ Commercial to 4,000 GPM for Mixed Use. Locations of parcels with increased fire flow needs are shown in Figure 4.2: Increases in Fire Flow. As future development applications are submitted, hydrant flow testing should be performed to confirm that local system conditions can meet the increased fire flow requirements.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-5
Infrastructure and Public Services
Vantor
gure 5
eases in Fire Flow
Imperial Hwy
Lambert Rd
Brea Blvd
Birch St SR-57
State College Blvd
Madison Way
S Randolph Ave
N Poplar Ave
Orange Ave
Berry St
± 0 0.25 0.5
Miles
LEGEND
City of Brea Boundary
Brea Core Specific Plan Area
Parcel
2,500 gpm for 2 hours to 4,000 gpm for 4 hours
City of Brea
City of Fullerton
Associated Rd
Figure 4.2: Increases in Fire Flow
Source: Harris & Associates
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Infrastructure and Public Services
To assess the contribution of individual development projects to the recommended Berry Street Booster Pump Station upgrades or to potential localized fire flow deficiencies, updated hydraulic modeling should be conducted once detailed development plans are available.

This modeling would identify the necessary improvements and associated costs. Based on this information, the City may determine appropriate developer impact fees or cost-share requirements for new development or redevelopment within the Specific Plan area.

All future developments in the Specific Plan area will need to comply with the following requirements: • Water System Improvements. All development shall connect to the City’s water system and be designed consistent with the City of Brea Water Master Plan and the applicable Public Works, Building & Safety, and Fire Department standards and guidelines. Project applicants shall demonstrate that adequate water capacity is available and implement or fund any required off-site improvements.
• Fire Flow Compliance. All development shall ensure adequate fire flow, pressure, and water distribution capacity consistent with the fire flow standards and system pressure thresholds identified in the City’s Water Master Plan, and the applicable Public Works, Building & Safety, and Fire Department standards and guidelines. Applicants shall implement or fund necessary upgrades to meet fire protection requirements.

Recommended water system improvements include the following upgrade described below which is also included in the Implementation Action Plan provided in Chapter 5: • Water Pump Station Upgrade. Provide one new low-pressure pump at the Berry Street Booster Pump Station, as identified in the City’s Water Master Plan, to support long-term system reliability of pumping capacity.
4-6
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Infrastructure and Public Services

4.3 SEWER SYSTEM
The Specific Plan area is served
by the City’s public sewer system,
which consists primarily of gravity
pipelines and one inverted
siphon. Flows generally move
in a southerly direction toward
Orange County Sanitation District
(OCSD) trunk sewers. Most local
sewer lines are 8-inch vitrified
clay pipe (VCP). The inverted
siphon is a 10-inch VCP segment
that crosses beneath the Brea
Creek Channel for approximately
110 feet, flowing east to west.

Figure 4.3: Sewer System Within
BCSP Area, illustrates the existing
sewer network and sewershed
boundaries within the Specific
Plan area.

The Specific Plan area spans
four of the City’s eleven major
sewersheds: Fullerton, Brea,
Rolling Hills, and Associated. The
Fullerton and Brea sewersheds
discharge to the OCSD Fullerton–
Brea Trunk Sewer/Interceptor,
while the Rolling Hills and
Associated sewersheds discharge
to the OCSD Rolling Hills SubTrunk/Santa Ana River Interceptor.

The City’s 2021 Sewer Master
Plan (SMP) evaluated the existing
sewer system capacity based
on estimated Peak Dry Weather
Flow (PDWF). A pipe segment
is considered hydraulically
deficient when the ratio of depth
of flow to pipe diameter (d/D)
during PDWF exceeded 0.64.

According to the SMP, one pipe
segment within the Specific
Plan area—located at Randolph
Avenue and Imperial Highway—
is identified as operating with
a hydraulic deficiency under
existing conditions. This location
is identified as “Location EX1” on
Figure 4.4: Capacity Deficiencies
Within BCSP.
4-7
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-8
Infrastructure and Public Services Infrastructure and Public Services Sewershed 2
(Fullerton)
Sewershed
3 (Brea)
Sewershed 5
(Rolling
Hills)
Sewershed 6
(Associated)
Siphon S-2
Siphon S-1
Briarwood
Lift Station
Brea Creek
Lift Station
Hills Sub-Trunk
OCSD Rolling
OCSD Fullerton Brea
Trunk Sewer/Fullerton
Brea Interceptor
OCSD Cypress Sub-Trunk
Vantor
Fullerton Creek
Brea Creek
City of Brea
City of Fullerton
Sewershed 2
(Fullerton)
Sewershed
3 (Brea)
Sewershed 5
(Rolling
Hills)
Sewershed 6
(Associated)
Siphon S-2
Siphon S-1
Briarwood
Lift Station
Brea Creek
Lift Station
Hills Sub-Trunk
OCSD Rolling
OCSD Fullerton Brea
Trunk Sewer/Fullerton
Brea Interceptor
OCSD Cypress Sub-Trunk
Vantor
Figure 1
Sewer System Within BCSP Area
Wastewater Impact Study - Brea Core Specific Plan
Fullerton Creek
Brea Creek
± 0 0.25 0.5
Miles
LEGEND
City of Brea Boundary
Parcels
Brea Core Specific Plan Area
Sewershed 2 (Fullerton)
Sewershed 3 (Brea)
Sewershed 5 (Rolling Hills)
Sewershed 6 (Associated)
Brea Lift Stations
Siphon
Manholes
Gravity Sewer Pipes
OCSD Gravity Trunk Sewers
OCFCD Facility
City of Brea
City of Fullerton
Figure 4.3: Sewer System
Source: Harris & Associates
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-9
Infrastructure and Public Services
Location
EX1
Location
FUT1
Siphon S-2
Siphon S-1
Briarwood
Lift Station
Brea Creek
Lift Station
Hills Sub-Trunk
OCSD Rolling
OCSD Fullerton Brea
Trunk Sewer/Fullerton
Brea Interceptor
OCSD Cypress Sub-Trunk
Vantor
ithin BCSP
Fullerton Creek
Brea Creek

0.5 ND
Area
Condition Deficiency
m Future Condition Deficiency
eficiency Contributing Parcel
MP, 2021)
wers
City of Brea
City of Fullerton
Location
EX1
Location
FUT1
Siphon S-2
Siphon S-1
Briarwood
Lift Station
Brea Creek
Lift Station
Hills Sub-Trunk
OCSD Rolling
OCSD Fullerton Brea
Trunk Sewer/Fullerton
Brea Interceptor
OCSD Cypress Sub-Trunk
Vantor
Figure 5
Capacity Deficiencies Within BCSP
Wastewater Impact Study - Brea Core Specific Plan
Fullerton Creek
Brea Creek
± 0 0.25 0.5
Miles
LEGEND
City of Brea Boundary
Parcels
Brea Core Specific Plan Area
Contributing to Existing Condition Deficiency
Contributing to Near-Term Future Condition Deficiency
No Contribution
Land Use Change in a Deficiency Contributing Parcel
Brea Lift Stations
Siphon
Manholes
Gravity Sewer Pipes
d/D Criteria not met (SMP, 2021)
OCSD Gravity Trunk Sewers
OCFCD Facility
City of Brea
City of Fullerton
Figure 4.4: Capacity Deficiencies Within BCSP
Source: Harris & Associates
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
A second hydraulically deficient
pipe—located at State College
Blvd and Imperial Highway—is
identified within the Specific
Plan area in the SMP under the
near-term scenario rather than
existing conditions. This location
is shown as “Location FUT1”
on Figure 4.4. This capacity
deficiency was identified within
the SMP based on the potential
future developments that were
identified at the time of the
preparation of the SMP. Future
analysis is recommended once
detailed development plans are
available.

At full buildout, land uses within
the Specific Plan are projected to
increase the City’s overall Average
Dry Weather Flow (ADWF) by
approximately 4.6 percent.

This increase corresponds to
approximately a 4.2 percent
increase in flows to the OCSD
Fullerton–Brea Trunk Sewer/
Interceptor and a 4.9 percent
increase in flows to the OCSD
Rolling Hills Sub-Trunk/Santa Ana
River Interceptor. At the already
deficient Randolph Avenue/
Imperial Highway segment, the
incremental PDWF increase
is estimated at 0.0178 million
gallons per day, representing
approximately a 5.5 percent
increase over existing modeled
PDWF in the SMP.

The sewer generation factors
used in the SMP are based on
2019 billing records and 2020
flow-monitoring data collected
during the COVID-19 Stay-atHome period, which may have affected flow characteristics.

Therefore, the baseline provides a
conservative estimate, providing a
suitably protective foundation for
long-range capacity planning.

To more precisely determine
contributions from individual
development projects,
updated hydraulic modeling
will be required once detailed
development plans are available.

This refined analysis will identify
necessary pipe upgrades and
associated improvement costs,
which will inform sewer impact
fees or improvement obligations
for new development or
redevelopment within the Specific
Plan area.
4-10
Infrastructure and Public Services
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Infrastructure and Public Services
text
4-11
The City has established development review procedures to evaluate project-specific sewer system impacts that would be applicable to the Specific Plan area. During the development application process, applicants coordinate with the City’s Public Works Department, which reviews proposed flows against SMP assumptions to determine incremental changes in sewer loading and associated system impacts.

If a deficiency is identified, the City requires sewer improvements to be addressed before construction permits are issued. Payment of impact and/or connection fees to fund programmed improvements are required. Other required improvements may include but not limited to:
• construction of on-site or off-site sewer upgrades funded by the developer;
• participation in a reimbursement or cost-share agreement if improvements benefit multiple properties; or
As described above, all future developments in the Specific Plan area will need to comply with the following requirements:
• Sewer System Improvements. All developments shall connect to the City’s sewer system and be designed consistent with the City of Brea Sewer Master Plan and the applicable Public Works and Building & Safety standards and guidelines. Project applicants shall demonstrate available sewer capacity and implement or fund any required off-site upgrades.

Recommended sewer system improvements identified in the City’s 2021 Sewer Master Plan include the following upgrades described below which are also included in the Implementation Action Plan provided in Chapter 5:
• Sewer Line Upgrades. Upgrade the sewer segments identified as Location EX1 (Randolph Avenue and Imperial Highway) on Figure 4.4:

Capacity Deficiencies Within BCSP, consistent with the City’s Sewer Master Plan.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-12
Infrastructure and Public Services

4.4 DRAINAGE AND HYDROLOGY SYSTEM
The Specific Plan area is primarily divided between the regional watersheds of Brea Creek and Fullerton Creek. Both creeks, which flow in a southwesterly direction, are managed by the Orange County Flood Control District (OCFCD). The watershed boundary generally follows North Brea Boulevard and is shown on Figure 4.5: Storm Drain System Within BCSP Area. Areas west of North Brea Boulevard drain to OCFCD facilities associated with Brea Creek, while areas east of North Brea Boulevard drain to OCFCD facilities for Fullerton Creek. A small portion along the City’s southern boundary— including part of the Specific Plan area—lies outside the major regional watersheds and drains southward into the City of Fullerton’s storm drain system.

Most of the Specific Plan area is not located within a Federal Emergency Management Agency (FEMA) Special Flood Hazard Area (SFHA) and is designated Zone X (unshaded) on FEMA Flood Insurance Rate Map (FIRM) No. 06059C0042J, indicating minimal flood risk. Two localized areas along the Brea Canyon Channel and Fullerton Creek are designated as SFHA Zone AE and are subject to flooding during the 1-percent annual-chance (100-year) storm event.

The drainage system within the Specific Plan area consists of a network of City-owned storm drainpipes, manholes, and catch basins that convey flows to the OCFCD systems serving Brea Creek and Fullerton Creek or, in limited areas, to the City of Fullerton’s drainage system. Of the 62 subbasins that fall entirely or partially within the BCSP boundary, 30 contain parcels with proposed land use changes. Figure 4.5 identifies these parcels within their respective subbasins.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-13
Infrastructure and Public Services
1 2 3
4 5
6 7
8 9
10 11
12 13
14 16
17 15
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57 58
59 60
61 62
Fullerton Creek
Watershed
Brea Creek
Watershed
gure 1
orm Drain System Within BCSP Area
± 0 0.25 0.5
Miles
LEGEND
Brea Core Specific Plan Area
BCSP Land Use Change
Subbasin Drainage Areas
Storm Drainage Structures
Storm Drainage Pipe
MPD (2013) Recommended Capital Improvement Project
Brea Creek Watershed
Fullerton Creek Watershed
OCFCD Facility
City of Brea Boundary
City of Brea
City of Fullerton
Brea Creek
Fullerton Creek
Imperial Hwy
Lambert Rd
Brea Blvd
SR-57
State College Blvd
Berry St
1 2 3
4 5
6 7
8 9
10 11
12 13
14 16
17 15
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57 58
59 60
61 62
Fullerton Creek
Watershed
Brea Creek
Watershed
Figure 1
Storm Drain System Within BCSP Area
Drainage Impact Study - Brea Core Specific Plan
± 0 0.25 0.5
Miles
LEGEND
Brea Core Specific Plan Area
BCSP Land Use Change
Subbasin Drainage Areas
Storm Drainage Structures
Storm Drainage Pipe
MPD (2013) Recommended Capital Improvement Project
Brea Creek Watershed
Fullerton Creek Watershed
OCFCD Facility
City of Brea Boundary
City of Brea
City of Fullerton
Brea Creek
Fullerton Creek
Imperial Hwy
Lambert Rd
Brea Blvd
SR-57
State College Blvd
Berry St
Figure 4.5: Storm Drain System Within BCSP Area
Source: Harris & Associates
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-14
Infrastructure and Public Services
A comparison of existing and proposed land uses indicates minimal potential for increased impervious surface area. Many proposed changes would allow industrial or commercial areas to be converted into mixed-use developments. These transitions are expected to reduce overall imperviousness, subsequently reducing peak runoff rates.

Although certain storm drain segments were identified as operating under pressured conditions during the 10-year storm event, these segments were not flooding. Given the anticipated reduction in peak runoff rates associated with the proposed Specific Plan land uses, these pressurized segments are not expected to experience increased flooding risk.

Table 4.1: MPD Recommended Improvements on Lambert Road and Figure 4.5: Storm Drain System Within BCSP Area identify three localized curb ponding segments along the north side of Lambert Road where improvements are recommended in that vicinity. The improvements consist of new catch basins and 18-inch and 24-inch diameter piping at the ponding locations to collect runoff and convey it to the existing storm drain system.

Although the MPD recommends these improvements, the Specific Plan implementation would not adversely impact the existing drainage system, as the location of these improvements are upstream of the Specific Plan area, meaning that the flow from the Specific Plan implementation would have minimal contribution towards this infrastructure. Each future development application within the Specific Plan area will be reviewed for consistency with the MPD, existing impervious coverage, drainage patterns, and field conditions as part of the development application review process, since modifications to on-site drainage systems on larger parcels could alter localized drainage patterns. No changes to the existing public drainage systems are proposed as part of the Specific Plan.

Location Length (feet)
Lambert Road, Between N Berry Street and Tamarack Ave 625 Lambert Road, Between Cliffwood Park Street and
Cashew Ave
625
Lambert Road, Between Cashew Ave and N State College
Blvd
570
Table 4.1: MPD Recommended Improvements on Lambert Road City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-15
Infrastructure and Public Services
All future developments in the Specific Plan area will need to comply with the following requirements:
• Drainage System Improvements. All development shall be designed consistent with the City of Brea Master Plan of Drainage and the applicable Public Works and Building & Safety standards and guidelines. Project applicants shall demonstrate adequate drainage capacity and implement or fund necessary off-site improvements. • Low Impact Development (LID). Incorporate LID strategies and source control measures into existing and future development where feasible. Projects shall use distributed, small-scale features—such as bioretention planters, vegetated swales, infiltration basins, and permeable paving—to maximize stormwater treatment and reduce runoff prior to reliance on traditional storm drain infrastructure. • Downstream Capacity and Drainage Design. Projects shall demonstrate that post-development peak flows and volumes do not exceed pre-development conditions unless downstream capacity improvements are implemented by the applicant. Any required off-site storm drain upgrades shall be constructed or funded as part of project phasing.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026

4.5 NATURAL GAS
Southern California Gas Company
(SoCalGas) spans much of central
and southern California and
provides gas service in the City of
Brea, including the Specific Plan
area. SoCalGas’s service territory
encompasses a diverse range
of urban, suburban, and rural
communities and includes major
metropolitan regions, including
Orange County.

SoCalGas owns and operates an
extensive network of natural gas
transmission and distribution
pipelines, compressor stations,
underground storage fields,
and related infrastructure for
reliable delivery of natural gas
to residential, commercial, and
industrial customers within its
service area.

All future developments in the
Specific Plan area will need
to comply with the following
requirements:
• Natural Gas Infrastructure
Coordination. Coordinate with
the natural gas utility provider
to ensure adequate distribution
infrastructure is available
to serve development. Any
necessary system extensions
or upgrades identified during
project review shall be funded
or constructed by the applicant.

Infrastructure and Public Services
4-16
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026

4.6 ELECTRICITY
The project area is in Southern California Edison’s (SCE) service area, which spans much of southern California from Orange and Riverside counties on the south to Santa Barbara County on the west to Mono County on the north. SCE will supply adequate electric power and install necessary distribution facilities to serve the Specific Plan area.

All future developments in the Specific Plan area will need to comply with the following requirements:
• Electrical Service Capacity. All developments shall demonstrate that adequate electrical service and system capacity are available or can be provided to support the project. Any upgrades identified by Southern California Edison (SCE) shall be constructed or funded by the applicant. • Undergrounding of Utilities. Coordinate with SCE to underground electrical distribution lines within the Specific Plan area where feasible, consistent with City policies (including Brea Development Code Chapter

13.04 Underground Utilities) and utility provider requirements.

4.7 SOLID WASTE
The City of Brea contracts with Republic Service, also known as Brea Disposal, as part of a franchise agreement to provide regular collection of solid waste, recyclables, and organic materials in the City, including the Specific Plan area.

All future developments in the Specific Plan area will need to comply with the following requirements:
• Solid Waste Infrastructure Integration. New development shall incorporate on-site solid waste, recycling, and organics facilities into site design to ensure safe and efficient collection. Projects shall coordinate with the City and the contracted franchise solid waste hauler to integrate service access, minimize conflicts with circulation and landscaping, and meet state and local waste diversion requirements.

Infrastructure and Public Services
4-17
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Infrastructure and Public Services

4.8 LIBRARY
Located in the Brea Core area within the Cultural and Civic Center, the Brea Public Library is a branch library operated by the Orange County Public Libraries system. The library offers a variety of services including a computer learning center, summer reading program, private study rooms, and a book club. The library hosts multiple community events throughout the year as published on a periodic calendar, utilizes the interlibrary loan program for books from other libraries, and provides public meeting rooms. Rather than the Library Board of Trustees, the library has a Friends of the Brea Library group. The Friends of the Brea Library support the library’s services and vision.

4.9 SCHOOLS
The Brea Olinda Unified School District (District) is comprised of one public high school, one continuation public high school, one on-line academy, one public junior high school, and six public elementary schools all serving more than 5,700 students within the City’s 12 square mile area. There is one school located within the Brea Core area, Laurel Elementary School, and an additional school located directly adjacent to the Brea Core area, Brea Junior High School, on the northern side of Lambert Road. The District is experiencing declining student enrollment, a trend seen across California due to factors like lower birth rates and high housing costs. The District has a 2018 Facilities Master Plan and is currently (as of 2026) undergoing an update to the Facilities Master Plan to verify and update the long-range planning endeavors for changes in growth, services, support and updated core values. Applicable school impact fees will be collected by the District as development comes online.

In addition, the District has established a Safe Routes to School Program.

The Program focuses heavily on enhancing safety for students walking and biking, with a specialized, mandatory, and free e-bike safety training program developed in partnership with the Brea Police Department. 4-18
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-19
Infrastructure and Public Services

4.10 POLICE
The Brea Police Department (BPD) is located within the main Civic Center complex and within the Specific Plan area. The BPD is comprised of three main divisions: Administration, Operations, and Support Services These divisions are responsible for providing general law enforcement and public safety to the City and enforcing the local, state, and federal laws. The Police Department also has a volunteer program named VIPS (Volunteers in Police Service) and an Explorer program which allows for future recruitment in law enforcement. The Operations Division responds to general calls for service within their patrol, traffic, community outreach and the Special Weapons and Tactics (SWAT) team.

The Support Services Division consists of crimes administration, special investigations, dispatch, and property evidence. The BPD has over 60 sworn officers, 16 volunteers, and over 35 administrative and support staff.

In addition, the Brea General Plan Public Safety Element includes an action related to evaluating Brea’s public safety needs by preparing a five-year strategic plan for both fire and police departments (Action PS6e).

To foster greater safety in the built environment, the City of Brea encourages a Crime Prevention Through Environmental Design (CPTED) approach to applicable projects which is a multi-disciplinary method to reducing crime through strategic design. Key principles include natural surveillance (maximizing visibility), natural access control (guiding movement), territorial reinforcement (defining ownership), maintenance (upkeep), and activity support (increasing legitimate users). These elements work together to design safer environments by influencing human behavior to reduce crime opportunities, such as using lighting and windows for surveillance and clear pathways for access control.

Full windows allow a clear view of the street which helps promote safety.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Infrastructure and Public Services

4.11 FIRE/EMERGENCY SERVICES
The City of Brea is served by the Brea Fire Department (BFD), which provides fire suppression, advanced life support emergency medical services, rescue response, and fire prevention services to the community. Fire Department administrative functions are headquartered within the City’s Civic & Cultural Center, located within the Specific Plan area.

The Fire Department is staffed by approximately 50 sworn personnel assigned to operations and command functions, five Fire Prevention personnel responsible for life safety inspections, plan review, and code enforcement, and 24 Emergency Medical Services (EMS) personnel. EMS staffing includes an EMS Manager, Ambulance Operators (full-time and part-time), and administrative support staff. The Department is also supported by one Executive Assistant.

The Department is organized into four primary divisions: Administration, Operations, Fire Prevention, and Emergency Medical Services (EMS). The Department operates four strategically located fire stations to support effective and timely emergency response throughout the City. Station 1 (555 N.

Berry Street) is located just northeast of the Specific Plan area, and Station 2 (200 N. Brea Boulevard) is located within the Specific Plan area. Stations 3 and 4 provide additional geographic coverage to the eastern portions of the City, supporting balanced systemwide response capability.

Emergency resources are dispatched through a Computer-Aided Dispatch (CAD) system utilizing closest-unit response and dynamic deployment based on incident location, unit availability, and overall system demand. The Department operates an in-house ambulance transport program providing advanced life support transport services and participates in the regional automatic and mutual aid system to ensure coordinated emergency response capability.
4-20
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
4-21
Infrastructure and Public Services
The City provides emergency preparedness and coordination through its Emergency Preparedness Program (EPP), administered by an Emergency Preparedness Coordinator. The EPP is supported by the Emergency Operations Center (EOC), located within the Civic Center complex. The EOC serves as the central hub for coordinating emergency response, interagency communication, public information, and recovery operations during natural and/or technological emergencies, and human-caused emergencies. Emergency preparedness planning and response efforts are supported by adopted plans and programs, including the Local Hazard Mitigation Plan, Emergency Operations Plan, community notification systems, Community Emergency Response Team (CERT), and Radio Amateur Civil Emergency Service (RACES).

The Fire Department plays a key operational role in emergency response and EOC activation and supports emergency preparedness planning, training, and interagency coordination. As development and population increase over time, including within the Specific Plan area, the City will continue to evaluate fire protection services, emergency access, facilities, staffing, and resources to ensure that emergency response capabilities are maintained in a manner consistent with adopted policies, response objectives, and public safety needs.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026

4.12 RECREATION
The City’s Community Services Department is spread across several facilities throughout Brea, including the Brea Community Center, the Brea Senior Center, the Brea Resource Center, the Brea Gallery and the Curtis Theatre. All these facilities, except for the Brea Senior Center, are located within the Specific Plan area. This key department is essential to City services as it facilitates and manages the many recreational, cultural, and human services the City offers. These include classes, special events, youth and adult sports, aquatics. The City also has a Cultural Arts Commission, and a Parks, Recreation and Human Services Commission, each comprised of five members, who advise the City Council on their subject areas.

Overall, the City’s Public Works department maintains over 370 acres of public parks, not including smaller pocket parks and golf courses, the largest of these park acreages made up of regional park facilities. The most notable park (or recreational space) within the center of Specific Plan area spanning a former rail corridor is the The Tracks at Brea facility, a ‘rails to trails’ project. This amenity features walking and biking paths, landscape, and other recreational amenities. Lagos de Moreno Playground/Laurel Elementary School Playground is a smaller pocket park located east of the downtown area at the southeast corner of Birch Street and Flower Avenue.

Other City parks lie just outside the boundaries of the Specific Plan area: Tamarack Park (approximately 5.5 acres) located at 520 N. Tamarack Avenue, Arovista Park (approximately 15 acres) at Berry Street and Imperial Highway, City Hall Park (approximately 4.5 acres) on Brea Boulevard north of Elm Street, Greenbriar Park (3.5 acres), and Craig Regional Park (a County of Orange maintained facility) located east of State College Boulevard south of Imperial Highway. All parks contain play areas, picnic facilities, restrooms, and related amenities based on size such as ball fields, concession stands, and basketball courts. One park is located just outside the northern boundary of the Specific Plan area along Lambert Road: Brea Junior High School Park. Brea Junior High School Park is approximately 13 acres and contains various ballfields, basketball and tennis courts, soccer fields, volleyball and football areas, and a concession stand. As projects are developed within the Specific Plan area, they will need to comply with all requirements including Brea Development Code Chapter 18.64 Dedications and Reservations.
4-22
Infrastructure and Public Services
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-1
implementation
05 BREA CORE

SPECIFIC PLAN
Implementation
5-2

5.1 INTRODUCTION
This chapter outlines the implementation program for the Brea Core Specific Plan area. The implementation program includes the following components: • An overview of the ways the Specific Plan can result in economic investment and public improvements.
• A review of key existing economic conditions influencing current and future development potentials Citywide and in the Specific Plan area. • A summary of the new development growth potential in the Specific Plan area.
• A description of various economic development “tools” or implementation approaches available to the City of Brea to achieve Specific Plan objectives.
• An Implementation Action Plan providing a summary of Specific Plan major actions needed for implementation with identification of the responsible party, suggested timing, and potential funding sources and strategies.

Please note within this section there are numerous strategies and other entries that are universally applicable to many different communities.

The way in which strategies are ultimately adapted to Brea will be somewhat unique, however, which will depend on numerous specific conditions including for example available resources, the interrelationship of various programs, preferences of the applicable stakeholder groups, and other considerations.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-3
Implementation

5.2 HOW THE SPECIFIC PLAN CAN

ATTRACT PRIVATE INVESTMENT AND

PROVIDE PUBLIC BENEFITS
An effective specific plan typically involves both the public and private sectors. Whereas development of the land uses envisioned for a plan area is often “kick started” by various public sector initiatives, the ultimate goal of this type of planning effort is to attract desired private investment. Broadly speaking, there are two major ways that a municipality can facilitate private development:

1. In creating a “conducive development environment” that is consistent with prevailing market demand for various land uses. This may include the following types of actions or policies: • Zoning, design guidelines, etc. that are responsive and adaptable to market needs at the individual establishment level, while maintaining the overall character of the plan area that preserves and enhances its general marketability;
• Information about the concepts, intent, etc. of the specific plan area to prospective investors/tenants;
• Streamlined permitting and entitlement processes (i.e., minimizing the need for discretionary approval processes, environmental impact analysis, etc.);
• Area-wide infrastructure investments, including circulation improvements;
• Area-wide “amenity” investments, including landscape and streetscape improvements;
• Marketing programs to enhance the area’s identity and recognition among consumers; and
• Clearinghouse roles (e.g., coordination of funding resources and dissemination of information related to investment in the Specific Plan area).

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Implementation

2. By providing focused development support to area businesses, property owners, and key development projects. This can involve exploring opportunities to pursue the following types of initiatives: • Financially structuring shared infrastructure improvements that increase the productivity of the area, in ways that are advantageous to development;
• Investing in specific infrastructure improvements in the Specific Plan area; and
• Providing loans and/or grants for various business and property improvement purposes.

These potential implementation items are described in greater detail in Section 5.5, Section 5.6, and Section 5.7 of this chapter.

5.3 ECONOMIC CONDITIONS

INFLUENCING DEVELOPMENT

POTENTIALS IN THE SPECIFIC PLAN
AREA
As part of the Focused General Plan Update, a market analysis was prepared to evaluate existing conditions and trends and to identify potential demand for residential, commercial, and industrial land uses within the City and the Brea Core Specific Plan area. The new demand projections were intended to inform land use decisions as part of the Focused General Plan update and the Brea Core Specific Plan, but should be considered together with other factors, such as the City’s goals and priorities, State housing requirements, as well as input from residents and other stakeholders.
5-4
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-5
Implementation
The Focused General Plan Update and Brea Specific Plan Market Analysis (September 2024) prepared by Harris & Associates indicated the demand for new housing in the City is projected to be driven primarily by growth in employment. Retail demand will increase commensurately with growth in the City’s number of households and spending per household. Data on local office demand matches regional and national data and trends showing decreased demand after increased remote work during and following the COVID-19 pandemic.

Further, demolition of office spaces in the City suggests there could be a benefit to increasing the flexibility for repurposing existing office spaces/sites to other uses. Construction activity, occupancy, and rents for the City’s industrial sector, along with employment data and broader market conditions suggest strong demand for this asset class. The City’s hotel sector for upper-middle to higher-end, full-service type hotels is strongest compared to midscale/economy limited-service type hotels.

Demand is likely to continue to be strongest for full-service hotels.

Citywide projections were based on the review of current conditions and trends, an analysis of employment projections, demographics, and broader market changes. New demand was estimated to be strongest for residential and industrial land uses, moderate for retail and hotel land uses, and insignificant for the office land use.

The estimated demand for the Brea Core Specific Plan area is based on its proportional share of existing citywide households, commercial space, and hotel inventory, applied to projected citywide growth.

Given the plan area’s smaller scale and increased sensitivity to market fluctuations, demand ranges for residential, retail, and industrial uses were intentionally widened to account for potential variability. For hotel uses, the limited citywide growth projection (1-2 hotels) allows for a flexible outcome where new development may either happen entirely within the plan area or not at all. Similarly, with minimal citywide growth expected in office uses, the projected demand within the Brea Core Specific Plan area remains limited.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Implementation
5-6

5.4 SUMMARY OF NEW SPECIFIC PLAN

DEVELOPMENT POTENTIALS
The Brea Core Specific Plan will provide additional opportunities for residential and non-residential growth, largely through infill strategies and redevelopment. The Fiscal and Economic Impact Analysis (April 2025) prepared by Harris & Associates indicates that the proposed Citywide buildout projections associated with the Focused General Plan Update (of which the Specific Plan is a component) would result in a positive fiscal and economic impact to the City of Brea. Specifically, the proposed buildout would result in a net fiscal impact of approximately $5,400,000.

In addition, the proposed buildout would create at least 17,715 new jobs (based on analysis conducted using IMPLAN), more than $1.5 billion in labor income, and approximately $4 billion in economic output. Table 5-1 summarizes the existing level of development and future potential buildout projections for the Brea Core Specific Plan.

Brea Core Specific Plan Units Non-Residential
Square Feet
Existing Development 1,417 5,113,863
Reasonable Buildout
Projection
4,752 6,379,588
Table 5.1: Summary of Existing Development and Future Development Potential
Source: City of Brea Buildout Projections, Harris & Associates City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-7
Implementation

5.5 CREATING THE CONDITIONS FOR

ATTRACTING PRIVATE INVESTMENT IN
THE SPECIFIC PLAN AREA - CITY’S ROLE

AND TOOLS
The following section describes potential economic development strategies for the Specific Plan area. Such strategies should be developed and implemented in compliance with Title 17 (Economic Development) of the Brea Development Code that governs economic development programs, incentives, eligibility criteria, and administrative policies.

5.5.1 Zoning
From an economic perspective, two key issues need to be addressed as they relate to zoning within the Specific Plan area:

1. Allowable densities need to be high enough to facilitate market-driven redevelopment of selected parcels given the relatively high land values in the Specific Plan area.

2. Zoning should allow the flexibility to develop desirable land uses for which the future market is uncertain. The development standards and allowable uses identified within Chapter 2 strive to accomplish this.

5.5.2 Streamlined Permitting and Entitlement
A key advantage to adopting a Specific Plan is that it provides a vehicle for expedited approval of development proposals that are consistent with the community vision established by the Specific Plan. Developers consistently cite this type of provision as a key factor in selecting the communities where they will pursue projects. In this regard, it is essential that the adopted plan remove to the maximum degree possible the need for discretionary approvals for projects that fall within the development “envelope” established by the Specific Plan. The program-level environmental impact report (EIR) prepared as part of Focused General Plan Update and Specific Plan process will provide a significant head start on understanding the environmental fabric and setting.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Implementation

5.5.3 Tools to Encourage
Redevelopment
In consistency with the provisions
established with Title 17 of the
Brea City Code, for appropriate
properties, the City could have
programs in place to encourage
rehabilitation and creative use/
reuse of commercial sites,
such as dedicated grant/loan
programs using Community
Development Block Grant
(CDBG) or other funds. Within
the Specific Plan area, existing
commercial uses are frequently
found located in small individual
properties and/or spaces that
may be somewhat inefficient
in terms of their relationship
to the street and to parking,
and their overall adaptability to
various uses. However, these
kinds of conditions also lend
the area a character that is
somewhat unique within the
overall trade area. These spaces
can be attractive to creative
entrepreneurs in all fields of
endeavor.

Through supportive policies,
targeted incentives, and flexible
development standards, the
Specific Plan seeks to encourage
reinvestment and creative
reuse of these sites, reinforcing
a diverse, locally oriented
commercial environment while
preserving the area’s unique
character.

5.5.4 Marketing
Partnerships
The City could implement the
marketing options discussed
below, and other branding and
information compilation activities,
in careful coordination with the
Brea Chamber of Commerce
or any other appropriate
development partners.

5.5.5 Branding
As a starting point for future
marketing initiatives for the
Specific Plan area, the City could
conduct a branding exercise
or similar process by which to
designate the Specific Plan area
with a marketing-friendly theme
and name.

Implementation
5-8
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-9
Implementation

5.5.6 Marketing and Other InformationCompilation Options The City could undertake, or support through partnership with appropriate entities, any or all of the following options: • Develop materials for and/or conduct workshops around the theme of, “why developing/occupying the Specific Plan area is good business.” Companion materials for living in the area could also be produced.

Topics within these materials include: descriptions of how the area is value-planned, general and specific ways in which the City functions as a key partner in developing the area, benefits potentially available to developers, businesses, etc. from sources in addition to the City, and advantages to various uses from a market point of view. • Produce a high-quality newsletter devoted to the Specific Plan area, issued on a regular schedule, that contains information of interest to both the property owners, businesses, and residents, and to outsiders, including people who are not familiar with the area and may have an interest in investing in it.
• Produce an annual report of development activity in the Specific Plan area, including development-related data such as absorption, occupancy, mix of business types, noteworthy development news, etc. The content and format of such a report can be modeled on those produced periodically by real estate brokerage firms. This kind of information could also serve as one focus of compiling monitoring/ evaluation information.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Implementation

5.5.7 Coordination with Other Organizations
Given the many options for coordinating marketing and related activities supporting implementation, the City could review its overall position relative to economic development planning and marketing in order for this action to be optimized.

As a member of the Southern California Association of Governments (SCAG), the City has access to the following benefits provided by SCAG:
• Assisting in locating and securing grant funding from federal and state agencies.
• Providing methodologies, tools and training programs to help members implement approved regional plans.
• Receiving priority responses on requests for data, publication or other planning support.
• Requesting the creation of customized maps for use on the City’s website.
• Access jurisdictional data analyses, forecasting data and additional GIS resources.

In addition, the City could explore opportunities and coordination with other organizations such as the Orange County Council of Governments (OCCOG), League of California Cities (Cal Cities), and California Department of Housing and Community Development (HCD).
5-10
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-11
Implementation

5.6 POTENTIAL FINANCING MECHANISMS
Implementation of the Specific Plan will require a coordinated and flexible approach to funding the infrastructure, public facilities, and community amenities needed to support long-term development.

Because no single funding source may be sufficient to deliver all required improvements, the City may rely on a combination of public financing tools, private and developer investment, voter approved revenues, and grants. The appropriate mix will depend on the type of improvement, timing, eligibility requirements, market conditions, and the level of nexus to new development or community-wide benefit.

This section provides an overview of the primary potential financing mechanisms available to the City, including those already in use and those that may be established specifically for the Specific Plan area.

These mechanisms range from development driven tools, such as Development Impact Fees, Specific Plan Area Fees, and developer contributions, to district-based or revenue-based tools, including exploring Community Facilities Districts (CFDs) and potential other public financing strategies for beautification and improvements.

Additional sources such as municipal bonds, the City’s Capital Improvement Program (CIP), and enterprise or General Fund allocations are also described to identify opportunities for broader communitywide funding.

Each financing tool varies in its eligible uses, procedural requirements, and potential revenue capacity. Collectively, they offer the City a flexible suite of options to phase and implement key improvements.

As development progresses, the City may refine, expand, or update these mechanisms to ensure that new growth contributes its fair share toward necessary infrastructure while maintaining fiscal sustainability and alignment with community priorities. All funding sources must be authorized and initiated by the City Council and/or Community Development Department by policy decision.

The following subsections summarize each funding mechanism.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-12
Implementation

5.6.1 Development
Impact Fees (DIFs)
Development Impact Fees are a
funding tool for constructing capital
improvements needed to support
new development. Development
Impact Fees provide a means
of addressing the infrastructure
demands created by new
development while ensuring that
growth pays for its proportionate
share of infrastructure impacts.

When eligible, existing and
potential new impact fees may
be used to address infrastructure
needs associated with buildout of
the Specific Plan area.

5.6.1.1 Specific Plan Area
Fee
A Specific Plan Area Fee may be
established to ensure that new
development pays its fair share
of the public improvements,
infrastructure, and planning costs
necessary to implement the Specific
Plan. This fee can fund a variety of
improvements that directly support
development within the plan area,
such as backbone infrastructure,
public facilities, plan administration,
long range planning activities,
environmental mitigation, and
other eligible capital needs.

The fee program would be
established by City ordinance,
adopted by City Council, and
updated periodically to reflect
changes in project costs,
development phasing, or
infrastructure needs.

5.6.2 Community
Facilities District (CFD)
One or more CFD may be formed
to finance the construction and/
or acquisition of backbone
infrastructure and facilities within
the Specific Plan area. Under the
1982 Mello-Roos Community
Facilities Act, cities and other
public agencies may establish a
CFD to levy a special tax that funds
public improvements or services.

CFD revenues may be used to
construct or acquire facilities
directly or to repay bonds issued
for such purposes. A separate
services CFD may also be formed to
provide ongoing maintenance and
operations of facilities that offer a
special benefit to properties within
the Specific Plan area.

Implementation
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-13
Implementation

5.6.3 Municipal Bonds
Municipal bonds may be issued by the City to finance large-scale public improvements associated with the Specific Plan area. Bond proceeds can support major capital investments, with repayment sourced from designated revenue streams such as special taxes, assessments, or general municipal revenues.

5.6.4 Developer Financing
Direct financing by developers or merchant builders may be used to fund backbone infrastructure, fund subdivision improvements, or to cover shortfalls between public financing sources and actual project costs. This approach ensures timely delivery of required facilities to support phased development.

5.6.5 General Fund
The City’s General Fund may be used selectively to support Specific Plan implementation, subject to availability and Council authorization.

General Fund contributions are typically limited to improvements that serve the broader community.

5.6.6 Capital Improvement Program (CIP)
The City’s CIP may allocate funding for public infrastructure, facilities, or operation and maintenance projects that align with the Specific Plan’s goals. Inclusion of Specific Plan projects in the CIP will depend on City priorities, budget availability, and Council approval.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Implementation

5.6.9 Transient Occupancy Tax (TOT)
TOT revenue generated from lodging facilities within or near the Specific Plan area may be used—subject to City policy—to fund capital improvements, public amenities, or services that support increased visitation, economic development, and tourism related activities.

5.6.10 Measure M Funding
Measure M is Orange County’s voter-approved half cent transportation sales tax, which provides a potential funding source for eligible transportation improvements within the Specific Plan area. The Orange County Transportation Authority (OCTA) administers Measure M through several competitive and formula-based programs supporting street improvements, intersection upgrades, traffic signal coordination, transit enhancements, and pavement rehabilitation. Eligible projects may receive funding through various programs.

To receive Measure M funds, the City must comply with OCTA’s annual eligibility requirements. These include maintaining an adopted CIP, participating in Traffic Forums, adopting and updating a Pavement Management Plan (PMP), maintaining a Local Signal Synchronization Plan (LSSP), meeting Congestion Management Program (CMP) requirements, and ensuring that new development pays its fair share of transportation improvements. The City must also agree not to use Measure M revenues to replace developer-funded improvements, submit expenditure and project close out reports, and expend revenues within three years of receipt.

Eligible Specific Plan–related projects may include: • Arterial intersection improvements • Roadway capacity, safety, or operational enhancements • Traffic signal upgrades and synchronization • Multimodal improvements along designated arterial corridors • Pavement rehabilitation and roadway resurfacing • Transit-supportive infrastructure The applicability of Measure M will depend on project location, arterial classification, and OCTA program criteria.
5-14
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
text
5-15
Implementation

5.7 IMPLEMENTATION ACTION PLAN
The vision and goals presented in the Specific Plan are supported by the following Implementation Action Plan. The Implementation Action Plan provides a summary of Specific Plan recommendations and is presented in a table format below providing an organized listing of the major actions needed for implementation. The table also identifies the responsible agency or party, suggested timing of the actions, and potential funding sources to assist in implementing each action. It should be noted that all actions listed in Table 5-2 must be authorized and initiated by the City Council and/or Community Development Department by policy decision.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-16
Implementation
Table 5.2: Implementation Action Plan
Action Timing Responsibility Potential Funding
Sources and Programs 1
Regulatory Actions
Adoption of Specific Plan and EIR: Adoption of the Specific Plan and Focused General Plan Update EIR are the catalyst for the Brea Core and the recommended land uses, development standards, improvements, and other proactive policies designed to spur economic investment, accessibility, and visual enhancement of the area.
1 CD General Fund
Adoption of Zoning Code Amendment to include MU-18 and MU-50 as new zoning designations.
1 CD General Fund
Programs, Studies & Initiatives
Branding and Marketing: Brand and market the Specific Plan area with a unique logo and/or themed sign program to promote image and attract investment.
1 CD, ED General Fund
Streetscape Master Plan: Prepare a Streetscape Master Plan to address streetscape improvements, street and sidewalk paving treatments, and amenities throughout the Specific Plan area. As part of this effort, develop design guidelines or standards for parklet and sidewalk dining to further enhance the public realm in the Brea Core.
2 CD, PW General Fund
Gateways: Evaluate adding gateway signage to key intersections within the Specific Plan area. Gateway improvements are recommended at the following intersection locations:
• Brea Boulevard and Imperial Highway
• Brea Boulevard and Birch Street
• Birch Street and State College Boulevard
• State College Boulevard and Imperial Highway
• Lambert Road and State College Boulevard
• Lambert Road and Brea Boulevard
3 CD, PW General Fund
Existing Sign Restoration: Evaluate potential restoration of the historic resources (Brea Welcomes You sign and Good Old Brea Clock) on Birch Street in Downtown Brea.
2 CD, PW General Fund
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-17
Implementation
Action Timing Responsibility Potential Funding
Sources and Programs 1
Civic and Cultural Center Sign Program: Explore a signage program that addresses the revitalization of existing Civic and Cultural Center signage and provides additional identification and wayfinding. As part of this signage program, consideration should be given to providing additional neighborhood identification signage.
2 CD General Fund
Wayfinding Directional Sign Program: Prepare a wayfinding directional sign program which includes directional kiosks and banners, as well as wayfinding, to provide visual navigation for those biking and walking through the Specific Plan Area, as well as for those driving to guide them to parking facilities and key destinations throughout the Specific Plan area.
2 CD, PW General Fund
Special Events: Program special events and festivals with activities for all ages, support for the arts with a variety of creative art focused events and initiatives, and programming for multicultural events and activities throughout the Specific Plan area. This will help develop a culture of coming to the Specific Plan area for special events.
2 CD General Fund
Public Art Programs: In coordination with the existing Public Art program, develop programs like utility box art programs or mural programs, and feature artwork by local artists in public spaces in the Specific Plan area. 1 CS Art in Public Places (APP)
program
Street Light Analysis: Evaluate lighting conditions and provide a plan for increasing illumination where necessary for nighttime safety. 1 CD, PW General Fund
Tenant Recruitment: Focus marketing outreach on recruitment of unique restaurants and small-scale retail in Brea Core.
2 CD General Fund
Table 5.2: Implementation Action Plan (continued)
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-18
Implementation
Action Timing Responsibility Potential Funding
Sources and Programs 1
Improvement Projects
Mobility
No Right Turn on Red: Restrict right turns on red at Brea Boulevard/Imperial Highway, State College Boulevard/Imperial Highway.
3 PW, Caltrans General Fund, Measure M, DIF,
CFD
Imperial Highway: Widen sidewalks near key locations. Upgrade crosswalk visibility.
3 PW, Caltrans General Fund, Measure M, DIF,
CFD
Randolph Avenue/Imperial Highway: Add crosswalk / relocate crosswalk to east leg of intersection.
2 PW, Caltrans CIP, Measure M, DIF, CFD
Pedestrian Signal by Craig Regional Park: Add midblock pedestrian crossing with a pedestrian signal across park’s main entrance, with curb extensions. 1 PW CIP, Measure M, DIF, CFD
Lambert Road: Add protected bike lanes on both sides of the road (between State College Boulevard and Puente Street)
4 PW CIP, Federal and State funding
sources, Grants, Measure M,

DIF, CFD
Berry Street: Add buffered bike lanes on both sides (between Imperial Highway and Lambert Road)
3 PW CIP, Federal and State funding
sources, Grants, Measure M,

DIF, CFD
Birch Street: Provide space for a continuous Class II or Class IV bicycle facility, or a shared-use-path (SUP) on both sides (between Flower Street and Randolph Street).
3 PW CIP, Federal and State funding
sources, Grants, Measure M,
CFD
State College Boulevard: Create Class I bike facility south of The Tracks at Brea to the Brea Mall using greenbelt by SR-57 freeway.
2 PW CIP, Federal and State funding
sources, Grants, Measure M,

DIF, CFD
The Tracks at Brea Trail: Improve access locations. Add wayfinding signage.

Extend west to La Habra. Improve connections where there are cul-de-sacs. 2 PW, CD CIP, Federal and State funding
sources, Grants, DIF, CFD
Brea Boulevard: Add enhanced bicycle faclities between Ash Street and and Lambert Road.
3 PW CIP, Federal and State funding
sources, Grants, Measure M,

DIF, CFD
Table 5.2: Implementation Action Plan (continued)
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-19
Implementation
Action Timing Responsibility Potential Funding
Sources and Programs 1
Redwood Avenue/Imperial Highway: Install cul-de-sac (southbound on Redwood Avenue)
2 PW CIP, Federal and State funding
sources, Grants, Developer
Financing
Mobility Hubs: Establish at Brea Mall, Brea Plaza, Downtown Brea, near Tracks at Brea Trail, across from Brea Marketplace Shopping Center, by Brea Civic & Cultural Center.
2 CD CIP, Federal and State funding
sources, Grants, Private
Partnerships
Brea Mall: Enhance transit plaza 2 Brea Mall, OCTA/
Foothill Transit
Federal and State funding
sources, Grants, Measure
M, Orange County Transit
Authority, Foothill Transit
Placemaking
Additional Wayfinding (Chapter 3, Section 3.7): Survey, design development, and improvement plans as well as coordinate with adjoining private development for wayfinding signage, existing gateway monument enhancements, and themed banners on light poles.
1 PW, CD General Fund, CIP, CFD
Downtown Placemaking and Streetscape Improvements (Chapter 3, Section

3.6): Pedestrian amenities, decorative accent lighting, public art, decorative paving, landscaping, and irrigation improvements.
1 PW, CD General Fund, CIP, CFD
Table 5.2: Implementation Action Plan (continued)
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
5-20
Implementation
Action Timing Responsibility Potential Funding
Sources and Programs 1
Utilities
Water Pump Station Upgrade: Provide one new low-pressure pump at the Berry Street Booster Pump Station, as identified in the City’s Water Master Plan, to support long-term system reliability of pumping capacity. 4 PW Enterprise (Water Utility Fund
420)
Sewer Line Upgrades: Upgrade the sewer segment identified as Location EX1 (Randolph Avenue and Imperial Highway) on Figure 4.4, Capacity Deficiencies Within BCSP, consistent with the City’s Sewer Master Plan. 4 PW Enterprise (Sewer Utility Fund
430) and Sewer Impact Fees 544
Timing:
1 = Short-Term (1-2 years)
2 = Mid-Term (3-5 years)
3 = Long-Term (5-10 years)
4 = Future (10+ years)
1 Includes potential funding sources and programs, including partial funding and potential funding from future impact fee updates or potential CFDs. Please note the CIP is a list or programmed and planned projects, and is not a funding source. The funding sources for the CIP include a variety of potential sources.

Responsibility:

CD = Community Development Department
CM = City Manager’s Office
CS = Community Services Department
ED = Economic Development Department
PW = Public Works Department
Table 5.2: Implementation Action Plan (continued)
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
administration
06 BREA CORE

SPECIFIC PLAN
Administration

6.1 INTRODUCTION
This section describes specific plan authority, the administrative procedures required for amendments and/or modifications to the Brea Core Specific Plan, and processing requirements.

6.2 SPECIFIC PLAN AUTHORITY AND

ADOPTION
All specific plans must comply with California Government Code Sections 65450 through 65457. These provisions require that a specific plan be consistent with the adopted General Plan for the jurisdiction in which the specific plan area is located. In turn, all subsequent development proposals, such as tentative subdivision maps, site plans, improvement plans, and all public works projects, must be consistent with the adopted specific plan. Pursuant to California Government Code Section 65453, a specific plan may be adopted by resolution or by ordinance.

Specific plans adopted by ordinance effectively become a set of zoning regulations that provide specific direction to the type and intensity of uses permitted and may also define design expectations and standards.

The Brea Core Specific Plan is a regulatory document adopted by ordinance. In any instance where the Brea Core Specific Plan conflicts with the requirements of the Brea Zoning Code, the Brea Core Specific Plan provisions shall take precedence. Where the Brea Core Specific Plan is silent on a topic, the Zoning Code requirements remain in effect. 6-2
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Administration
6-3

6.3 SPECIFIC PLAN AMENDMENTS
The Brea Core Specific Plan may need to be revised over time to accommodate modifications in the City’s needs or changing economic conditions. California Government Code Section 65453 states that a specific plan “may be amended as often as deemed necessary by the legislative body.” Amendments to the Brea Core Specific Plan may be proposed as long as the proposed amendments are compatible and consistent with the purpose and goals of the Brea Core Specific Plan and the Brea General Plan. This section explains the Brea Core Specific Plan amendment processes and approval procedures.

6.3.1 Amendment Initiation and Application
Amendments to the Brea Core Specific Plan may be initiated by a property owner, potential property purchaser, or by the City. If an amendment to the Brea Core Specific Plan is initiated by a private party, such proposed amendments must be accompanied by all applicable City application forms, required City fees, and information listed below documenting the proposed amendment:
• A detailed explanation on how the proposed amendment is compatible and consistent with the Brea Core Specific Plan guiding principles and vision.
• Detailed information to document the proposed change. This information should include revised text and revised diagrams, where relevant, depicting the requested amendment.
• Detailed explanation of the need for the proposed change, including, but not limited to, the economic, social, and technical issues that generate the need for the proposed amendment.
• Detailed analysis of the proposed amendment’s impacts relative to the adopted Environmental Impact Report (SCH No. 2025081123).

Adequate information shall be provided for City staff to determine appropriate CEQA compliance. Technical studies may be required, such as regarding drainage, water system, and sewer system impacts. • Any additional information as deemed necessary by the Community Development Director.

CALIFORNIA GOVERNMENT CODE SECTION
65453
... a Specific Plan “may be amended as often as
deemed necessary by the legislative body.”
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Administration
text
6-4

6.3.2 Amendment Procedure
City staff shall review all of the application materials listed in Section 6.3.1 for completeness. If the application is determined complete, and determined to be a “major amendment,” City staff shall then schedule any required hearing(s) and provide a staff report for presentation to the Planning Commission and City Council. Staff may also request further clarification of application materials, if deemed necessary. The staff report will analyze the proposed amendment to ensure consistency with the Brea General Plan. It will also be determined whether there is a need to amend the Brea Core Specific Plan as supported by the conclusions of the application materials and make a recommendation to the Planning Commission and City Council.

Findings
Approval procedures shall ensure that proposed amendments are compatible and consistent with the vision of the Brea Core Specific Plan and the Brea General Plan. Amendments may be approved only if all of the following findings are made:

A. The proposed amendment is consistent with the objectives and vision of the Brea Core Specific Plan;
B. The proposed amendment is consistent with the Brea General Plan; C. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and, D. The proposed amendment ensures development of desirable character which will be harmonious with existing and proposed development in the surrounding neighborhood.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
6-5
Administration
Determination of Minor and Major Amendments
The Community Development Director has the authority to make the determination as to whether an amendment to the Brea Core Specific Plan is “major” or “minor.”
Major amendments are those that require resolutions from the Planning Commission and City Council. Examples of major amendments include the following: • Change in the Specific Plan boundary. • Changes in the Specific Plan District designation from that shown in the Brea Core Specific Plan.
• Significant changes to the circulation system. • Changes or additions to the development standards or design guidelines which would materially alter the stated intent of the Brea Core Specific Plan.
• Any changes that would result in new significant adverse environmental impacts not previously considered in the adopted Environmental Impact Report (SCH No. 2025081123) and any related addendums and documents for the Brea Core Specific Plan.

Minor amendments consist of a small administrative change to the Specific Plan that does not alter its core intent, character, or significantly increase impacts. Minor amendments must be determined to be in substantial conformance with the Brea Core Specific Plan and do not include any of the changes described for major amendments.

Approval Authority
The Community Development Director may authorize or deny a minor amendment. Whereas, a major amendment must be processed as a Specific Plan Amendment with review by the Planning Commission and City Council.

Appeals
Appeals on decisions rendered may be filed with the Community Development Department and considered by the City’s legislative bodies pursuant to Chapter 20.424 (Appeals) of the Brea Zoning Code.

City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Administration

6.4 SPECIFIC PLAN ADMINISTRATION

6.4.1 Interpretation
The Community Development Director has the authority to interpret the Brea Core Specific Plan to clarify any ambiguities regarding content and/or application of this Specific Plan. Whenever the Community Development Director makes an official interpretation of this Specific Plan, the interpretation shall be made in writing explaining the interpretation and the general circumstances surrounding the need for the interpretation. Such interpretations shall be consistent with the vision, goals, policies, purposes, and intent established in this Specific Plan and the General Plan.

6.4.2 Severability
If any section, subsection, sentence, clause, phrase or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason found to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remainder of this Specific Plan document or any future amendments or additions hereto.

6.4.3 Administration Process
All development applications within the Specific Plan Area shall follow established City procedures such as those for zone variances, conditional use permits, plan reviews, precise development reviews, and subdivisions. All development applications within the Specific Plan Area will be evaluated for compliance with Specific Plan regulations and guidelines. Appeals are regulated pursuant to compliance with Chapter

20.424 (Appeals) of the Brea Zoning Code.
6-6
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
Administration

6.4.4 Allowable Land
Uses
Allowable land uses are addressed
in Chapter 2, Land Use, which
references Brea Zoning Code
Section 20.11 Permitted Land
Uses. A land use that is not
listed as an allowable land use
is not allowed except where
the Community Development
Director may find that a use
may be permitted due to its
consistency with the purpose/
intent of the zoning district and
similarity to other land uses
listed, in compliance with Brea
City Code Section 20.408.010
(Administrative Interpretation).

6.4.5 Nonconformity
Chapter 20.24 (Nonconforming
Structures and Use) of the Brea
Zoning Code shall be used for any
nonconforming structures or uses
within the Specific Plan area.
6-7
City of Brea | Brea Core Specific Plan
PUBLIC HEARING DRAFT May 18, 2026
BREA 2050: FOCUSED GENERAL PLAN UPDATE AND

BREA CORE SPECIFIC PLAN

CEQA FINDINGS OF FACT FOR THE

FINAL ENVIRONMENTAL IMPACT REPORT
SCH No. 2025081123
Prepared for:

City of Brea
Community Development Department, Planning Division
1 Civic Center Circle
Brea, California 92821
May 2026

ATTACHMENT J
This page intentionally left blank.

Findings of Fact 1 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Chapter 1.0 Introduction

1.1 Findings of Facts
The following California Environmental Quality Act (CEQA) Findings of Fact (Findings) and Statement of Overriding Considerations (SOC) are made for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan (Proposed Project or Project). The environmental effects of the project are addressed in the Final Program Environmental Impact Report (PEIR) dated May 2026 (State Clearinghouse No. 2025081123), which is incorporated by reference herein.

California Public Resources Code Section 21081(a) and Section 15091(a) of the CEQA Guidelines require that no public agency shall approve or carry out a project for which an EIR has been certified identifying one or more significant effects on the environment unless such public agency makes one or more of the following findings:
1) Changes or alterations have been required in, or incorporated into, the project that mitigate or avoid the significant environmental effects on the environment; 2) Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, can, or should be adopted by that other agency; or 3) Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the EIR.

CEQA also requires that the Findings made pursuant to Section 15091 of the CEQA Guidelines be supported by substantial evidence in the record (CEQA Guidelines Section 15091[b]). Under CEQA, substantial evidence means enough relevant information has been provided (and reasonable inferences may be derived from this information) that a fair argument can be made to support a conclusion even though other conclusions might also be reached. Substantial evidence must include facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts (CEQA Guidelines Section 15384).

CEQA further requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental effects when determining project approval. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable” (Section 15093(a) of the CEQA Guidelines). When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its actions based on the Final EIR and/or other information in the record.

Findings of Fact 2 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan The Findings of Fact and Statement of Overriding Considerations have been submitted to the City of Brea (City) for consideration by the decision-making body (City Council). They are provided to allow the public an opportunity to review the project applicant’s position on this matter and to review potential reasons for approving the project. It is the role of staff to independently evaluate the proposed Findings, and to make a recommendation to the decision maker regarding their legal adequacy. It is the exclusive discretion of the decision maker certifying the EIR to determine the adequacy of the proposed Findings.

1.2 Records of the Proceedings
For purposes of CEQA, the Record of Proceedings for the Proposed Project consists of the following documents and other evidence, at a minimum:
• The Notice of Preparation and all other public notices issued by the City in conjunction with the Proposed Project;
• All responses to the Notice of Preparation received by the City; • The Draft Program Environmental Impact Report (PEIR); • The Final PEIR;
• All written comments submitted by agencies or members of the public during the public review comment period on the Draft PEIR;
• All responses to the written comments included in the Final PEIR; • All written and oral public testimony presented during a noticed public hearing for the Project at which such testimony was taken;
• The Mitigation Monitoring and Reporting Program;
• The reports and technical memoranda included or referenced in any responses to comments in the Final PEIR;
• Matters of common knowledge to the City, including, but not limited to, Federal, State, and local laws and regulations;
• Any documents expressly cited in these Findings of Fact and Statement of Overriding Considerations; and
• Any other relevant materials required to be in the Record of Proceedings by Public Resources Code Section 21167.6(e).
• The Final EIR clarifies minor cartographic discrepancies pertaining to the depiction of city boundaries used in map figures. These graphical discrepancies do not alter the environmental analysis, significance conclusions, mitigation measures, or policy consistency determinations contained in the PEIR.

1.3 Custodian and Location of Records
The documents and other materials that constitute the Record of Proceedings for the City’s actions on the Project are located at the following location: Community Development Department Counter Findings of Fact 3 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan (Planning Division), 3rd floor, 1 Civic Center Circle, Brea, CA 92821. The Community Development Department is the custodian of the Project’s administrative record. Copies of the document that constitute the Record of Proceedings are and at all relevant times have been available upon request at the offices of the Community Development Department.

The Draft PEIR and the Final were placed on the City’s website at:
https://www.cityofbrea.gov/166/Projects-in-Process and https://brea.generalplan.org/. This information is provided in compliance with Public Resources Code Section 21081.6(a)(2) and CEQA Guidelines Section 15091(e).

Findings of Fact 4 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan This page intentionally left blank.

Findings of Fact 5 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Chapter 2.0 Project Summary

2.1 Project Objectives
The specific objectives for the Project are as follows:

1. Preserve, protect, and enhance the City’s small-town charm;

2. Continue to provide a community rich in amenities that meet the needs of current and future residents;

3. Accommodate a diverse range of housing development options and densities, ensuring that residents across income levels, age groups, and those with special needs can live within the community;

4. Advance economic development policies that support existing local businesses, attract new businesses, and promote job growth;

5. Encourage the long-term economic success of Downtown Brea and the community’s corridors as mixed-use activity nodes;

6. Balance jobs and housing to create an economically sustainable community with reduced impacts on the City’s transportation network;

7. Ensure new developments incorporate well-designed site planning, high-quality architecture, and functional outdoor spaces, while ensuring they are compatible with the surrounding setting in terms of land uses, scale, and aesthetics;

8. Preserve the natural environment, including open spaces, hillsides, and wildlife;

9. Maintain adequate, reliable, and essential public infrastructure and facilities, including transportation and utilities to support both existing and future development;

10. Maintain a Circulation Plan that fosters a safe and efficient roadway network by minimizing congestion and providing acceptable operation and level of service for vehicles at intersections and roadways;

11. Maintain and enhance the City’s active transportation network to facilitate walking, bicycling, and public transit, improving multimodal connectivity throughout the City;

12. Provide for a wide range of housing opportunities in close proximity to existing and future employment centers and transportation facilities, consistent with the need identified in the City's 2021-2029 Housing Element and local and regional jobs/housing balance policies including Southern California Association of Government’s Connect SoCal through regional programs such as the Sustainable Communities Program and related housing planning initiatives;

13. Support intensification and redevelopment within the Brea Core area through implementation and adoption of the Brea Core Specific Plan;

14. Provide a focused update to the 2003 Brea General Plan to comply with recent changes to State general plan and housing laws; and
Findings of Fact 6 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

15. Facilitate future use streamlining provisions allowed under the California Environmental Quality Act by providing updated community-level environmental review.

2.2 Project Description

2.2.1 Project Location
The Proposed Project encompasses the City of Brea (City) and its Sphere of Influence (SOI). The City’s incorporated boundaries and the SOI together compose the Focused GPU planning area (Proposed Project area or Project area). Figure 2-1, Regional Location, of the Draft PEIR shows the Project area in a regional context, and Figure 2-2, City of Brea and Sphere of Influence, of the Draft PEIR illustrates the City’s planning boundaries, including the BCSP area. The City is in the northeastern corner of Orange County, where the boundaries of Orange, Los Angeles, and San Bernardino Counties converge. The City is bordered by unincorporated Orange County land and the Los Angeles County line to the north; Chino Hills State Park and the San Bernardin26o County line to the east; the Cities of Yorba Linda, Placentia, and Fullerton to the south; and the City of La Habra to the west. The Orange Freeway (State Route [SR-] 57) and Valencia Avenue (SR-142) bisect the City from north to south. The three major east–west roadways are Imperial Highway (SR-90), Carbon Canyon Road (SR-142), and Lambert Road. The entire Project area encompasses 14,481.9 acres, with 8,249 acres within the incorporated limits of the City and 6,232.9 acres within the SOI.

The BCSP area totals approximately 778.97 acres and is generally bounded by Lambert Road to the north, Imperial Highway (SR-90) to the south, Berry Street to the west, and SR-57 and Associated Road to the east. Refer to Figure 2-5, Existing Brea Core Specific Plan Area, of the Draft PEIR.

2.2.2 Project Background
State law requires that every local jurisdiction adopt a comprehensive, long-term general plan, typically with a 20‑year horizon. A general plan represents the community’s view of its future and is often referred to as a blueprint for growth and development. State law requires that a general plan contain eight elements: land use, circulation, housing, open space, noise, safety, environmental justice, and conservation. General plans must be periodically updated to respond to new State laws, changing conditions, and emerging issues and opportunities. The purpose of the Proposed Project is to create a policy framework that articulates a vision for the City’s long-term physical form and development while preserving and enhancing the quality of life for the City’s residents.

In 2003, the City adopted the Brea General Plan (2003 Brea General Plan). The 2003 Brea General Plan comprises six chapters—Introduction, Community Development, Housing, Community Resources, Community Services, and Public Safety—that cover the required elements and additional topics of local relevance. Since 2003, the Housing chapter has been updated three times in compliance with California Housing Element law, with the most recent update adopted in August 2022 for the 6th Cycle Housing Element. No updates to the current Housing Element are expected Findings of Fact 7 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan to occur because of the Focused GPU or preparation of the BCSP. In addition, the Public Safety chapter was last amended in 2021 in conjunction with the 6th Cycle Housing Element, and the land use designation map has been periodically amended to accommodate specific projects. At the time of its preparation, the 2003 Brea General Plan was based on forecasting and projections with a horizon year of 2020. As such, it is no longer a visioning document for the community and is due for an update.

The City had planned to update the General Plan in 2020; however, this effort was delayed due to the world-wide COVID-19 pandemic.

2.2.3 Adopted 2003 Brea General Plan
The 2003 Brea General Plan identified the community’s vision for its collective future and establishes the fundamental framework to guide future decision-making about development, resource management, public safety, public services, and general community well-being. The 2003 Brea General Plan serves as a policy guide, balancing these interrelated factors to Brea’s community vision.

The 2003 Brea General Plan is comprised of five main chapters, excluding the Introduction chapter, that address general plan elements through various components: Community Development, Housing, Community Resources, Community Services, and Public Safety.

2.2.4 2017 Brea Envisions Community Strategic Plan
In 2017, the City of Brea adopted the 2017 Brea Envisions Community Strategic Plan (2017 Brea Envisions), establishing a long-term vision for community growth, quality of life, and sustainable development. It identifies core values, strategic goals, and initiatives to guide land use, transportation, housing, open space, public services, cultural amenities, and economic vitality. Developed through extensive community input, 2017 Brea Envisions reflects residents’ priorities for what Brea should be now and in the future. Serving as a strategic overlay to the General Plan and related implementation tools, 2017 Brea Envisions provides policy direction for coordinated growth and investment.

2.2.5 2020 Brea Connecting the Core Active Transportation Plan Following the adoption of 2017 Brea Envisions, the City began the effort to prepare a long-range plan for the heart of the City, coined the “Brea Core Plan” (Core Plan). As a first step, the 2020 Brea Connecting the Core Active Transportation Plan (2020 Brea Core ATP) was initiated to review the central core of the City, using Caltrans Sustainable Transportation Grant. Through this effort, the City looked at improving safety and access of major east–west corridors like Lambert Road and Imperial Highway and north−south corridors like Brea Boulevard and State College Boulevard. The grant helped fund community engagement efforts, collect data on existing conditions, develop Findings of Fact 8 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan plans for remedies to circulation and mobility challenges and to develop a plan for potential future improvements.

As a result, the 2020 Brea Core ATP was adopted in 2020, which identifies mobility challenges and recommends a toolbox of potential solutions to improve circulation within Brea's core. The community-driven 2020 Brea Core ATP developed a vision for a connected and safe transportation system for all, organized by three core elements, which are: (1) Provide access for people of all ages and abilities; (2) Focus on safety enhancements to the transportation network; and (3) Institute creative design solutions for places and streets.

2.2.6 General Plan Audit
In May 2023, the City conducted an audit of the 2003 General Plan. This audit comprehensively evaluated the topical content of each element, including existing goals, policies, and programs, for their currency and relevancy by examining the General Plan for its compliance with current State law and where it can be improved to incorporate new policies and programs that are in line with current best planning practice and examining each element for internal consistency with other elements.

Ultimately, this audit identified the needed modifications and areas for improvement and provided a list of recommendations to be used in the next General Plan Update.

2.2.7 Project Components
The Proposed Project involves the adoption and implementation of the Focused GPU for the City and its Sphere of Influence (SOI). The Focused GPU constitutes a comprehensive update to the City's existing 2003 Brea General Plan, ensuring its policies and programs align with current community needs, state mandates, and planning principles based on the General Plan Audit prepared in 2023. The Focused GPU includes comprehensive updates to all chapters of the 2003 Brea General Plan, which are now formally designated as “Elements,” instead of “Chapters.” The comprehensive list of the updated goals, policies, and implementation actions is provided in Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions. Table 2-1, Proposed Land Use Summary, includes the existing conditions and the proposed Focused GPU land use summary. As detailed in Table ES-1, the Focused GPU would allow for additional housing units and nonresidential square footage across various land use categories within the incorporated City limits and SOI.

Table 2-1. Proposed Land Use Summary
GP
Designation
Existing Conditions Proposed General Plan Update Proposed Change Units Pop. NRSF Jobs Units Pop. NRSF Jobs Units Pop. NRSF Jobs Cemetery – – – – – – – – – – – –
General
Commerci
al
– – 285,349 690 – – 351,758 848 – – 66,409 158
Findings of Fact 9 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Table 2-1. Proposed Land Use Summary
GP
Designation
Existing Conditions Proposed General Plan Update Proposed Change Units Pop. NRSF Jobs Units Pop. NRSF Jobs Units Pop. NRSF Jobs General
Industrial1 – – 4,489,591 10,855 – – 5,178,449 12,478 – – 688,858 1,623 High
Density
Residential
2,556 7,285 – – 2,677 7,630 – – 121 345 – –
Hillside
Residential 127 361 – – 615 1,752 – – 488 1,391 – –
Light
Commerci
al1
– – 132,251 320 – – 135,153 326 – – 2,902 6
Light
Industrial – – 7,477,742 18,080 – – 10,481,374 25,256 – – 3,003,632 7,176 Low
Density
Residential
6,668 19,005 – – 6,775 19,310 – – 107 305 – –
Medium
Density
Residential
1 1,545 4,403 – – 1,575 4,489 – – 30 86 – –
Mixed Use
181 130 369 160,691 389 256 730 197,495 476 126 361 36,804 87 Mixed Use
50 1,692 4,823 1,752,420 4,237 2,727 7,772 5,047,309 12,162 1,035 2,949 3,294,889 7,925 Open
Space1 – – – – – – – – – – – –
Parcelized
ROW1 – – – – – – – – – – – –
Parks/Recr
eation – – 843,197 2,039 – – 974,932 2,349 – – 131,735 310 Public
Facilities – – 33,598 81 – – 76,502 184 – – 42,904 103
Recreation
al
Commerci
al
– – 49,657 120 – – 369,077 889 – – 319,420 769
Specific
Plan –
Birch Hills1
475 1,353 572,055 1,383 475 1,353 572,055 1,383 0 0 0 0 Specific
Plan – Brea
2651
– – – – 1,100 3,134 17,424 42 1,100 3,134 17,424 42
Specific
Plan –
Brea Core
(Proposed
)
1,417 4,040 5,113,863 12,365 4,752 13,542 6,379,588 15,373 3,335 9,502 1,265,725 3,008 Findings of Fact 10 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Table 2-1. Proposed Land Use Summary
GP
Designation
Existing Conditions Proposed General Plan Update Proposed Change Units Pop. NRSF Jobs Units Pop. NRSF Jobs Units Pop. NRSF Jobs Specific
Plan – Brea
Industrial1,
2 – – 570,000 1,378 – – 806,078 1,942 – – 236,078 564
Specific
Plan –
Olinda
Ranch1
622 1,773 – – 622 1,773 – – 0 0 – –
Specific
Plan –
Tomlinson
Park1
321 915 – – 321 915 – – 0 0 – –
Specific
Plan –
Tonner
Hills1
793 2,259 – – 793 2,259 – – 0 0 – –
City Limit
Total 16,345 46,585 21,480,414 51,937 22,688 64,660 30,587,193 73,709 6,343 18,075 9,106,779 21,772 Hillside
Residential
1 – – – – 1,048 2,987 – – 1,048 2,987 – –
Open
Space1 – – – – – – – – – – – –
Parks/Recr
eation1 – – – – – – – – – – – –
Public
Facilities1 – – – – – – – – – – – –
SOI Total – – – – 1,048 2,987 – – 1,048 2,987 – –
Grand
Total 16,345 46,585 21,480,414 51,937 23,736 67,647 30,587,193 73,709 7,391 21,062 9,106,779 21,772 Notes: NRSF = non-residential square feet; Pop = population; ROW = right-of-way; SOI = Sphere of Influence 1 These uses are consistent with the 2003 Brea General Plan, and no additional land uses beyond those identified in the 2003 Brea General Plan are proposed under the Focused General Plan Update. 2 Additional development potential exists within the Brea Industrial Specific Plan area under the existing/adopted Specific Plan; this development potential (beyond existing conditions) is reflected accordingly in the Proposed General Plan Update development potential totals.

Focused General Plan Update
The Focused GPU includes comprehensive updates to the Community Development, Community Resources (merged with Community Services element), and Public Safety Elements, and introduces two new Elements—Mobility and Economic Development—resulting in a total of five updated General Plan Elements as summarized below.

Findings of Fact 11 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Community Development Element
The Community Development Element serves as a comprehensive blueprint for the physical development of Brea and addresses the building blocks of the communitythe land use patterns and intensities, backbone infrastructure, and the visual character of public places and private development. The Community Development Element has been comprehensively updated to address the topics of land use planning, community design and placemaking, neighborhood preservation, hillside development infrastructure, and growth management. The topics of economic development and circulation, which were previously discussed in the 2003 General Plan, are no longer included in the Community Development Element and are instead addressed in the new Economic Development Element and Mobility Element, respectively.

Community Resources Element
The Community Resources Element recognizes Brea’s strong sense of community rooted in its commitment to providing exceptional amenities and inclusive services. The City’s parks, sports facilities, trails, open spaces, and cultural facilities offer places for residents and visitors to gather, play, and enjoy their lives. These resources, coupled with the City’s robust community services, foster connections among neighbors and create a welcoming environment where residents of all ages and backgrounds can thrive. The Community Resources Element has been comprehensively updated to address the topics of parks and trails, human services, open space, scenic vistas, biological resources, artistic, cultural and historical resources, and education services. The Community Resources Element has been merged with the Community Services Element of the 2003 Brea General Plan, and includes topics previously addressed in the Community Services Element of the 2003 General Plan.

Public Safety Element
The Public Safety Element addresses natural and human-caused hazards in Brea and the potential short and long-term risks to human life, property, and the economic and social disruption resulting from wildfires, earthquakes, landslides, floods, noise exposure, and other hazards. The Public Safety Element works in conjunction with the Brea Local Hazard Mitigation Plan and Emergency Operations Plan, which cover many similar topics including natural hazards and evacuation planning. The Public Safety Element has been comprehensively updated to address the topics of wildland fire, geologic and seismic hazards, flood hazards (including dam failure), hazardous materials, climate change and resiliency planning, emergency preparedness and response, and noise.

Mobility Element
The Mobility Element (also referred to as the Circulation Element), supports the provision of a safe, efficient, and adequate multimodal circulation system. This is a new Element and addresses the Findings of Fact 12 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan topics of regional circulation, local circulation, complete streets, pedestrian and bicycle facilities, and public transportation.

Economic Development Element
The Economic Development Element guides the City’s future policy decisions in service of supporting and strengthening the local economy. Although not required by law to be included in the General Plan, the Economic Development Element is included to recognize and promote economic vibrancy and resiliency as a central aspect of planning for Brea’s future. This is a new Element and addresses the topics of a diverse and resilient economy, a business-friendly environment, and workforce attraction and retention.

All five elements of the Focused GPU are generally organized to include introduction, existing conditions, and goals sections, with each goal supported by relevant policies and actions. The Focused GPU goals, policies, and actions are included in Appendix C to this PEIR.

Brea Core Specific Plan
The new BCSP encompasses approximately 778.97 acres and has been prepared to implement the values identified in 2017 Brea Envisions Community Strategic Plan and the goals, policies, and recommendations of the 2020 Brea Connecting the Core Active Transportation Plan. The BCSP establishes land uses, as shown on Figure 2-8, Proposed Brea Core Specific Plan Area Zoning; provides mobility recommendations and streetscape improvements; proposes infrastructure upgrades to support new development; and outlines implementation strategies.

The BCSP would allow for the development of 4,752 residential units and approximately 6,379,588 square feet of non-residential uses within the plan area, representing an increase of 3,335 residential units and approximately 1,265,725 square feet of non-residential uses compared to existing conditions.

2.2.8 Discretionary Actions
The Project requires the following discretionary actions:
• Adoption of the Brea 2050: Focused General Plan Update; • Adoption of the Brea Core Specific Plan;
• Adoption of a Citywide Zone Change and zoning ordinance text amendments; • Certification of PEIR;
• Adoption of Findings of Fact and Statement of Overriding Considerations (if required); • Adoption of the Mitigation Monitoring and Reporting Program; and • Adoption of any ordinances, guidelines, programs, actions, or other mechanisms that implement the Brea Focused General Plan Update and the Brea Core Specific Plan.

Findings of Fact 13 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

2.2.9 Other Agency Approvals
Under CEQA, State and local agencies other than the lead agency that have discretionary authority over a project or aspects of a project are considered responsible agencies. No responsible agencies have been identified for the Proposed Project.

Findings of Fact 14 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan This page intentionally left blank.

Findings of Fact 15 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Chapter 3.0 Environmental Review Process and Public
Participation
The lead agency approving the Project and conducting environmental review under CEQA (California Public Resources Code Section 21000 et seq.), and the CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.), is the City of Brea. As lead agency, the City is primarily responsible for carrying out the Project, and undertook the following:
• Circulated a Notice of Preparation (NOP) to the Governor’s Office of Land Use and Climate Innovation (the “State Clearinghouse”), Responsible Agencies, Trustee Agencies, and other interested parties on August 25, 2025, for a 30-day review period between August 25, 2025, and September 24, 2023;
• The NOP was posted on the City’s website: https://www.cityofbrea.gov/166/Projects-inProcess and https://brea.generalplan.org/; • The NOP was posted at the Orange County Clerk’s office on August 25, 2025; • Held a publicly noticed EIR Scoping Meeting on September 4, 2025, at the City of Brea City Hall, Conference Center (2nd floor), 1 Civic Center Circle, Brea, California 92821, to solicit comments from the public on the environmental issue areas that should be analyzed in the EIR;
• Submitted a Notice of Availability (NOA) and Notice of Completion (NOC) and electronic copies of the Draft PEIR to the State Clearinghouse, on February 13, 2026; • Sent emails with proof of receipt and mailed, via certified mail, a copy of the NOA to all Responsible Agencies, Trustee Agencies, and other interested parties and organizations not included on the State Clearinghouse’s list of reviewing agencies, to inform recipients that the Draft PEIR was available for a 45-day review period from February 13, 2026, to March 31 8, 2026;
• The NOA was posted on the City’s website and at the Orange County Clerk’s office on February 12, 2026;
• Published the NOA in the Brea Star-Progress, which is the newspaper of general circulation in the area affected by the Project, on February 12, 2026; • The Draft PEIR was posted on the City’s website at:
https://www.cityofbrea.gov/166/Projects-in-Process and https://brea.generalplan.org/ during the public review period for the Draft PEIR;
Findings of Fact 16 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Prepared responses to comments on the Draft PEIR received during the 45-day comment period on the DEIR, which have been included in the Final PEIR; • Provided the Final PEIR, including individual responses to agencies that commented on the Draft PEIR in the Staff Report for Planning Commission on April 14, 2026; • Distributed the Final PEIR, including individual responses to agencies that commented on the Draft PEIR on May 19, 2026; and
• Held a City Council hearing on June 2, 2026.

Findings of Fact 17 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Chapter 4.0 Summary of Impacts
Section 15128 of the California Environmental Quality Act (CEQA) Guidelines requires that an EIR contain a brief statement disclosing the reasons why various possible significant effects of a project were found not to be significant and, therefore, would not be discussed in detail in the EIR.

The City of Brea reviewed the Project against the environmental issue areas in Appendix G of the CEQA Guidelines. The following environmental issue areas were determined to have potentially significant impacts, therefore, were addressed in Chapter 4 of the Final PEIR:
• Section 4.1, Aesthetics
• Section 4.2, Air Quality
• Section 4.3, Biological Resources
• Section 4.4, Cultural Resources
• Section 4.5, Energy
• Section 4.6, Geology and Soils (paleontological resources only) • Section 4.7, Greenhouse Gas Emissions
• Section 4.8, Hazards and Hazardous Materials
• Section 4.9, Hydrology and Water Quality
• Section 4.10, Land Use and Planning
• Section 4.11, Noise
• Section 4.12, Public Services
• Section 4.13, Transportation
• Section 4.14, Tribal Cultural Resources
• Section 4.15, Utilities and Service Systems
• Section 4.16, Wildfire
As detailed in Chapter 5, Effects Found Not to Be Significant, the City determined that the following environmental impact categories were not significantly affected by or did not affect the Proposed Project:
• Section 5.1, Agriculture and Forestry Resources
• Section 5.2, Geology and Soils (excluding paleontological resources) • Section 5.3, Mineral Resources
• Section 5.4, Population and Housing
• Section 5.5, Recreation
The Final PEIR concluded that the Project would have less than significant impacts and thus, not require mitigation measures with respect to the following issues:
• Section 4.1, Aesthetics
• Section 4.5, Energy
Findings of Fact 18 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Section 4.8, Hazards and Hazardous Materials
• Section 4.9, Hydrology and Water Quality
• Section 4.10, Land Use and Planning
• Section 4.12, Public Services
• Section 4.13, Transportation
• Section 4.16, Wildfire
Potentially significant impacts of the Project would be mitigated to below a level of significance with respect to the following issues:
• Section 4.3, Biological Resources
• Section 4.4, Cultural Resources
• Section 4.6, Geology and Soils (paleontological resources only) • Section 4.14, Tribal Cultural Resources
• Section 4.15, Utilities and Service Systems
The Final PEIR determined significant and unavoidable environmental impacts with respect to the following issue areas:
• Section 4.2, Air Quality
• Section 4.7, Greenhouse Gas Emissions
• Section 4.11, Noise

4.1 Findings for Environmental Effects Which Were Determined Not To Be Significant
Based on Chapter 5, Effects Found Not To Be Significant, of the PEIR, the City determined that the Proposed Project would have no impact or a less than significant impact on the following environmental topic areas, and that no mitigation measures are required. CEQA Guidelines Section 15091 requires that an EIR may not be certified for a project which has one or more significant environmental effects unless one of three possible findings is made for each significant effect.

Since the following environmental issue areas were determined to have no impact or a less than significant impact, no findings are required for these issue areas.

Agriculture and Forestry Resources (Section 5.1 of the PEIR) • Threshold AG-a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use. • Threshold AG-b. Conflict with existing zoning for agricultural use, or a Williamson Act contract.

Findings of Fact 19 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Threshold AG-c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code, Section 12220(g)), timberland (as defined by Public Resources Code, Section 4526), or timberland zoned Timberland Production (as defined by Government Code, Section 51104(g)).
• Threshold AG-d. Result in the loss of forest land or conversion of forest land to nonforest use. • Threshold AG-e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use.

Geology and Soils (Section 5.2 of the PEIR)
• Threshold GEO-a(i). Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault.
• Threshold GEO-a(ii). Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking. • Threshold GEO-a(iii). Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction.
• Threshold GEO-a(iv). Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides. • Threshold GEO-b. Result in substantial soil erosion or the loss of topsoil. • Threshold GEO-c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Proposed Project, and potentially result in on- or offsite landslide, lateral spreading, subsidence, liquefaction or collapse. • Threshold GEO-d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property.
• Threshold GEO-e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.

Mineral Resources (Section 5.3 of the PEIR)
• Threshold MIN-a. Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the State.

Findings of Fact 20 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Threshold MIN-b. Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan.

Population and Housing (Section 5.4 of the PEIR)
• Threshold PH-a. Induce substantial unplanned population growth in an area, either directly or indirectly.
• Threshold PH-b. Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.

Recreation (Section 5.5 of the PEIR)
• Threshold REC-a. Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated.
• Threshold REC-b. Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.

Findings of Fact 21 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Chapter 5.0 Findings Regarding Impacts
California Environmental Quality Act (CEQA) and the CEQA Guidelines require that the environmental impacts of a project be examined before a project is approved. Specifically, regarding Findings, CEQA Guidelines Section 15091 provides:
(a) No public agency shall approve or carry out a project for which an EIR has been certified that identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the final EIR.
(2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.
(b) The findings required by subdivision (a) shall be supported by substantial evidence in the record.
(c) The findings in subdivision (a)(2) shall not be made if the agency making the findings has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives. The findings in subdivision (a)(3) shall describe the specific reasons for rejecting identified mitigation measures and project alternatives. (d) When making the findings required in subdivision (a)(1), the agency shall also adopt a program for monitoring and/or reporting on the changes that it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully enforceable through permit conditions, agreements, or other measures.
(e) The agency shall specify the location and custodian of the documents or other materials that constitute the record of the proceedings upon which its decision is based. (f) A statement made pursuant to Section 15093 does not substitute for the findings required by this section.

Findings of Fact 22 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan The “changes or alterations” referred to in CEQA Guidelines Section 15091(a)(1), which are required in, or incorporated into, the project that mitigate or avoid the significant environmental effects of a project, may include a variety of measures or actions as set forth in CEQA Guidelines Section 15370, including the following:
(a) Avoiding the impact altogether by not taking a certain action or parts of an action. (b) Minimizing impacts by limiting the degree or magnitude of the action and its implementation.
(c) Rectifying the impact by repairing, rehabilitating, or restoring the impacted environment. (d) Reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action.
(e) Compensating for the impact by replacing or providing substitute resources or environments, including through permanent protection of such resources in the form of conservation easements.

Having received, reviewed, and considered the Final PEIR for the Proposed Project, as well as other information in the Record of Proceedings on this matter, the following Findings are hereby adopted by the City Council in its capacity as the lead agency decision maker. These Findings set forth the environmental basis for current and subsequent discretionary actions to be undertaken by the City for the implementation of the Proposed Project. These Findings are based on, and incorporate by reference, the analysis and conclusions contained in the Final Program Environmental Impact Report (Final PEIR), including the Draft PEIR and all appendices (collectively, the “PEIR”).

5.1 Environmental Impacts Not Requiring Mitigation
For those environmental impacts that were analyzed in the PEIR, the City determined, based upon the CEQA threshold criteria for significance, that the Proposed Project would have a less than significant impact to the following environmental topic areas, and that no mitigation measures were required. No substantial evidence was submitted to or identified by the City which indicated that that the Proposed Project would result in a significant impact related to the following:

5.1.1 Aesthetics
Finding: The Proposed Project would have a less than significant direct, indirect, and cumulative impact on the below listed thresholds of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following thresholds and found that no mitigation was required for the identified reasons:

Findings of Fact 23 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.1.1 Threshold AES-a
Less Than Significant Impact: The Proposed Project would not have a substantial adverse effect on a scenic vista.

Facts in Support of Findings:

Focused General Plan Update
Implementation of the Focused GPU would accommodate future development primarily within already urbanized areas. Development on hillsides or near open space areas where scenic views could be impacted, implementation of goals and policies pertaining to scenic resources and Hillside development would minimize the extent of development in the hillsides and mitigate any adverse consequences associated with urbanization and support protecting scenic resources in Brea while accommodating growth in a controlled manner. Specific policies and actions are included in Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, of this PEIR. Additionally, corridor intensification would occur away from major scenic viewsheds. The Focused GPU goals, policies, and actions would support view preservation and compatibility, and with regulatory compliance with existing Brea City Code, impacts with regard to scenic vistas would be less than significant.

Brea Core Specific Plan
The BCSP area does not contain any scenic resources including dedicated open space, prominent ridgelines, view corridors, or scenic viewpoints. Existing views are predominantly limited by the urbanized context, flat terrain, and intervening development. No officially designated scenic resources or long-range public views are present. While redevelopment may alter local views or increase building mass in certain districts, these changes would not obstruct any protected scenic resources. As there are no designated scenic vistas within or adjacent to the BCSP area, effects on scenic vistas would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.1, Aesthetics.

5.1.1.2 Threshold AES-b
Less Than Significant Impact: The Proposed Project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway.

Findings of Fact 24 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan The City of Brea contains no officially designated State Scenic Highways. State Route-57 within the City limits is eligible but not designated as a State Scenic Highways. Implementation of the Project does not propose development that would occur in proximity to an officially designated State scenic highway. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.1, Aesthetics.

5.1.1.3 Threshold AES-c
Less Than Significant Impact: The Proposed Project would not substantially degrade the existing visual character or quality of public views of the site and its surroundings, nor conflict with applicable zoning and other regulations governing scenic quality.

Facts in Support of Findings:

Focused General Plan Update
The Project area is predominantly urbanized, and future development would occur within an established regulatory framework—including zoning, specific plans, and urban design policies— that ensures consistency with existing visual character and protection of scenic quality. In nonurbanized hillside and open space areas, the Project does not increase development potential beyond existing General Plan allowances and retains applicable hillside development standards, conservation policies, and viewshed protections. Implementation of the Focused GPU would not degrade the existing visual character or conflict with zoning or regulation for scenic quality. Impacts would be less than significant.

Brea Core Specific Plan
The BCSP further establishes comprehensive design standards and development regulations to ensure cohesive, high-quality urban design and compatibility with surrounding uses. Accordingly, implementation of implementation of the BCSP would not substantially degrade visual character or public views, nor conflict with applicable scenic quality regulations. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.1, Aesthetics, and Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions.

Findings of Fact 25 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.1.4 Threshold AES-d
Less Than Significant Impact: The Proposed Project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.

Facts in Support of Findings:

Focused General Plan Update
Future development under the Project would introduce new lighting sources; however, all lighting would be subject to existing regulatory requirements and updated General Plan goals and policies governing fixture design, shielding, illumination levels, and light spillover. The Project would not introduce significant lighting increases in non-urbanized areas. A less than significant impact would occur.

Brea Core Specific Plan
The BCSP area is already characterized by high ambient nighttime lighting, additional lighting would not extend into previously dark or visually sensitive areas. Furthermore, the BCSP includes detailed lighting and design guidelines, requirements for fixture shielding, limits on glare, standards preventing light spillover onto adjacent neighborhoods, and policies promoting consistent, pedestrian-oriented illumination that supports safety without over-lighting the urban environment.

A less than significant impact would occur.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.1, Aesthetics.

5.1.1.5 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

PPP AE-1 Development projects will be designed and constructed so that it would not conflict with the intent of the Brea City Code, Chapter 20.206, Hillside Residential Zone. In accordance with Section 20.206.210(A), Other Regulations, Exterior Lighting, exterior lighting will be properly shielded to avoid glare and the spill of light to surrounding areas. Low-level lighting and the use of multiple low-profile fixtures will be used instead of fewer but taller fixtures. The project will be designed so that emphasis on exterior lighting is on safety and landscaping lighting as opposed to building. The project applicant will present descriptions of exterior lighting in the design guideline manual required by Brea City Code, Section 20.206.050.

Findings of Fact 26 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan PPP AE-2 The Brea Core Specific Plan area will be designed and developed to be consistent with the new zoning designations and development standards contained in the Brea City Code applicable to the Brea Core area, which establishes allowable land uses, building form, and site development standards, such as height, setbacks, parking, and objective design standards.

PPP BIO-2 Development implemented under the Proposed Project will be subject to the Brea City Code Chapter 20.74, Tree Preservation, and preserve and propagate the protected trees as defined therein.

5.1.2 Air Quality
Finding: The Project would have a less than significant direct, indirect, and cumulative impact on the below listed thresholds of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons:

5.1.2.1 Threshold AQ-c
Less than significant: The Proposed Project would not expose sensitive receptors to substantial pollutant concentrations.

Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan Carbon Monoxide (CO) Hotspots
Traffic data provided by Kittelson & Associates, Inc. (2025) includes buildout daily traffic volumes on area roadways.

According to the PEIR, the maximum average daily traffic (ADT) for the Proposed Project at buildout is 55,493 ADT on a roadway segment located within the BCSP area. The estimated peak-hour traffic volume is 5,549 vehicles, which does not exceed the screening threshold of 44,000 vehicles per hour at an intersection. Therefore, buildout of the Focused GPU and BCSP would not result in traffic volumes with the potential to create carbon monoxide (CO) hotspots.

Potential CO impacts discussed under Threshold AQ-b for the BCSP are primarily related to residential hearths and landscape equipment. Use of hearths and landscape equipment would occur intermittently across the entire BCSP. Unlike intersection emissions, emissions from these sources would not be concentrated in one area, and a hotspot would not occur. Therefore, potential CO impacts would be less than significant.

Findings of Fact 27 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Toxic Air Contaminants
Construction
Construction-related activities would result in short-term emissions of Diesel Particulate Matter (DPM) from off-road, heavy-duty diesel equipment exhaust. However, the Focused GPU and the BCSP are both policy documents and specific future construction activities under the Focused GPU and BCSP are currently unknown.

Health risks are generally evaluated over a 30‑year exposure period. Construction activities would be spread throughout the Project area and the duration of construction activities near any specific sensitive receptor would be temporary and short term. Additionally, with ongoing implementation of California Air Resources Board (CARB) requirements for cleaner fuels, off-road diesel engine retrofits, and new, low-emission diesel engine types, the DPM emissions from individual equipment would be substantially reduced over the years as construction continues in accordance with the Focused GPU and BCSP. Additionally, emissions of both fugitive dust and exhaust particulate matter combined are anticipated to be below South Coast Air Quality Management District (AQMD) thresholds for construction activities anticipated for the representative construction year (Table

4.2-7 and Table 4.2-9, of the PEIR). Therefore, impacts associated with temporary DPM emissions from construction under the Focused GPU and BCSP would be less than significant.

Operation
Potential impacts related to TAC exposure are site specific and would need to be addressed on a case-by-case basis. Incorporation of PPP AQ-2 that requires the preparation of a health risk evaluation for the development of new sensitive receptors near sources of TACs or new sources of TACs would ensure that impacts to new sensitive receptors are less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.2, Air Quality, and Appendix D1, Air Quality/GHG Data.

5.1.2.2 Threshold AQ-d
Less than significant: The Proposed Project would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Construction
Construction associated with implementation of the Project could result in minor amounts of odor compounds associated with diesel heavy equipment exhaust. However, because the construction Findings of Fact 28 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan equipment would be operating at various locations throughout the Project area, and construction would not take place all at once, individual receptors would be exposed to minimal construction odor at any given time. As shown in Table 4.2-7 and Table 4.2-9 of the PEIR, construction emissions of SOX are not anticipated to exceed 1 pound per day during typical construction activities, which is well below the South Coast AQMD threshold of 150 pounds per day. As such, impacts associated with odors during construction would be less than significant.

Operation
The Project primarily proposes residential, commercial, and office uses, which are not typical sources of nuisance odors. Any new industrial or petroleum-related uses remain subject to South Coast AQMD Rule 402 (Nuisance Rule). The Proposed Project does not include changes to the operation of the Olinda Alpha Landfill or existing oil field regulations that would increase odor exposure. Therefore, Project operations would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.2, Air Quality, and Appendix D1, Air Quality/GHG Data.

5.1.2.3 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

PPP AQ-1 South Coast AQMD Rules. Development under the Focused General Plan Update and the Brea Core Specific Plan would be required to comply with all applicable South Coast AQMD rules which may include, but are not limited to, the following:
• Rule 402: Prohibits a person from discharging from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property.
• Rule 403: Governs emissions of fugitive dust during construction and operation activities. Compliance with this rule is achieved through the application of standard Best Management Practices.
• Rule 445: Prohibits permanently installed wood burning devices into any new development.

Findings of Fact 29 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Rule 1108: Governs the sale, use, and manufacturing of asphalt and limits the volatile organic compound (VOC) content in asphalt used in the South Coast Air Basin. This rule regulates the VOC content of asphalt used during construction. • Rule 1113: Serves to limit the VOC content of architectural coatings used on projects in the South Coast Air Basin. Any person who supplies, sells, offers for sale, or manufactures any architectural coating for use on projects in the South Coast Air Basin must comply with the current VOC standards set in this rule. • Rule 1303: Governs the permitting of re-located or new major emission sources, requiring Best Available Control Measures and setting significance limits for PM10 among other pollutants.
• Rule 1401: New Source Review of Toxic Air Contaminants, specifies limits for maximum individual cancer risk, cancer burden, and non-cancer acute and chronic hazard index from new permit units, relocations, or modifications to existing permit units, which emit toxic air contaminants.
• Rule 2305: The Warehouse Indirect Source Rule requires owners and operators associated with warehouses 100,000 square feet or larger to directly reduce NOX and particulate matter emissions, or to otherwise facilitate emission and exposure reductions of these pollutants in nearby communities.

PPP AQ-2 Siting of Sensitive Receptors and Toxic Air Contaminant Sources. Development under the Focused General Plan Update and the Brea Core Specific Plan would be required to incorporate land use planning practices consistent with the California Air Resources Board’s Air Quality and Land Use Handbook to reduce potential public exposure to toxic air contaminants (TACs).

This would include, but not be limited to, the following:
• Proposed sensitive receptors and facilities that emit TACs would be evaluated for proximity to existing or planned TAC sources, including major roadways, dry-cleaning facilities, gasoline dispensing facilities, automotive repair facilities, commercial or drive-through facilities, and similar uses, using the screening distances identified in the CARB Air Quality and Land Use Handbook.
• Sensitive receptors would include, but not be limited to, daycare centers, schools, hospitals, medical facilities, retirement homes, residential care facilities, and other land uses that may accommodate individuals who are particularly vulnerable to air quality–related health effects.
• Where a proposed sensitive receptor or TAC-emitting facility is located within applicable CARB screening distances of a TAC source or sensitive receptor, discretionary land use review would require preparation of a Health Risk Assessment (HRA), or equivalent health risk evaluation, by a qualified air quality professional, consistent with CARB and applicable local air district guidance.

Findings of Fact 30 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • The results of an HRA would be used to inform land use planning and discretionary decision-making. Potentially significant health risks would be identified where an incremental cancer risk greater than 10 in one million or a chronic or acute hazard index greater than 1.0 is predicted.
• Where potentially significant health risks are identified, land use planning and design strategies would be considered to reduce exposure, which may include, but are not limited to, revised site planning, increased separation distances, enhanced building design features (such as sealed ventilation systems with high-efficiency filtration), operational controls, or alternative siting of the sensitive receptor or TAC-emitting use.

5.1.3 Biological Resources
Finding: The Proposed Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.3.1 Threshold BIO-f
Less Than Significant: The Proposed Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan The Project area is within the boundaries of the Orange County Transportation Authority’s M2 Habitat Conservation Plan/Natural Community Conservation Planning program. However, the Project is not subject to this HCP/NCCP or other regional conservation plan. The OCTA M2 HCP/NCCP is applicable to OCTA’s 12 freeway projects. Therefore, no impacts to local or regional conservation plans would occur from implementation of the Proposed Project, and no protection measures are required.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources (page 4.3-55), and Appendix E, Biological Resources Technical Report.

Findings of Fact 31 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.4 Cultural Resources
Finding: The Proposed Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons

5.1.4.1 Threshold CUL-a
Less Than Significant Impact: The Proposed Project would not cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5.

Facts in Support of Findings
Focused General Plan Update
Future development projects would be required to undergo individual lead agency review at the time of project-level application submittal to determine if historical resources are present and if proposed activities would result in a substantial adverse change in the significance of such resources. The City, as the lead agency, is required to evaluate whether a resource meets the criteria for listing in the California Register of historical Resources, as outlined in Plans, Programs, and Policies (PPP) CUL-1.

Additionally, Brea City Code (BCC) Chapter 20.60, Historic Preservation, establishes procedures for identifying, evaluating, and protecting historical resources and provides a regulatory framework to avoid or minimize substantial adverse changes to such resources. This BCC chapter includes criteria for the designation of individual historical resources, and the plan review process for exterior alterations—including but not limited to restoration, rehabilitation, remodeling, additions, demolition, relocation, or subdivision of a designated historic resource—and provides performance guidelines (PPP CUL-2). Compliance with the existing regulatory requirements would reduce potential impacts to historical resources to a less-than-significant level at the program level.

Project-specific impacts would be evaluated during future discretionary review, at which time compliance with applicable regulations would be assessed. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.4, Cultural Resources, and Appendix F1, Cultural Resources Data, and Appendix F2, Confidential Cultural Resources Data.

Brea Core Specific Plan
The BCSP itself does not propose any specific development projects, but approval of this planning document would permit future development projects consistent with the BCSP. Future individual development projects within the BCSP area would be required to undergo individual lead agency review at the time of project-level application submittal to determine if historically significant Findings of Fact 32 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan resources are present and if proposed activities would result in a substantial adverse change in the significance of such resources. CEQA Guidelines, Section 15064.5(a)(4), provides lead agencies with discretion to determine whether a resource is historically significant, even if it is not listed in, or eligible for listing in, a local or State register.

As discussed under the above Focused GPU, compliance with existing regulatory requirements as outlined in PPP CUL-1 and PPP CUL-2 would avoid or minimize substantial adverse changes to historical resources. Therefore, potential impacts to historical resources associated with implementation of the BCSP would be less than significant at the program level, with projectspecific impacts evaluated during future discretionary review.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.4, Cultural Resources, and Appendix F1, Cultural Resources Data, and Appendix F2, Confidential Cultural Resources Data.

5.1.4.2 Threshold CUL-c
Less Than Significant: The Proposed Project would not disturb any human remains, including those interred outside of dedicated cemeteries.

Facts in Support of Findings
Focused General Plan Update
Implementation of the Proposed Project would facilitate future site plan-level development projects within the Project area. Such projects could involve grading, excavation, and other grounddisturbing activities that have the potential to disturb previously unidentified human remains.

CEQA assigns special importance to human remains and establishes procedures to be used when Native American remains are discovered. CEQA Guidelines, Section 15064.5(e), lists steps to be followed in the event of the accidental discovery or recognition of any human remains in any location other than a dedicated cemetery. These requirements are part of existing regulatory requirements and outlined in California Health and Safety Code, Section 7050.5; Public Resources Code, Section 5097.98; and CEQA Guidelines, Section 15064.5. Although soil-disturbing activities associated with development in accordance with the Proposed Project could result in the discovery of human remains, compliance with existing law would ensure that significant impacts to human remains would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.4, Cultural Resources, and Appendix F1, Cultural Resources Data, and Appendix F2, Confidential Cultural Resources Data.

Findings of Fact 33 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Brea Core Specific Plan
The analysis above for the Focused GPU applies to the BCSP. Although soil-disturbing activities associated with development in accordance with the Proposed Project could result in the discovery of human remains, compliance with existing law would ensure that significant impacts to human remains would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.4, Cultural Resources, and Appendix F1, Cultural Resources Data and Appendix F2, Confidential Cultural Resources Data.

5.1.4.3 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

PPP CUL-1 California Environmental Quality Act (CEQA) & Historical Resources: Pursuant to the CEQA Public Resources Code (PRC), Section 21084.1, any project that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment. PRC, Section 5020.1(q) defines a “substantial adverse change” as demolition, destruction, relocation, or alteration such that the significance of the historical resource would be materially impaired. Historical resources are defined as “a resource listed or eligible for listing on the California Register of Historical Resources” (CRHR) (Public Resources Code, Section 5024.1; 14 California Code of Regulations, Section 15064.5). Under CEQA Guidelines, Section 15064.5(a), the term “historical resources” includes the following:
• A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (PRC, Section 5024.1). This is regarded as a “Mandatory Resource”. • A resource included in a local register of historical resources, as defined in PRC Section 5020.1(k) or identified as significant in a historical resource survey meeting the requirements of PRC Section 5024.1(g), will be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant. This is regarded as a “Presumptive Resource.” • Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be a Findings of Fact 34 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. This is regarded as a “Discretionary Resource.”
Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register of Historical Resources (PRC Section 5024.1) including the following:

1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage;

2. Is associated with the lives of persons important in California’s past;

3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or

4. Has yielded, or may be likely to yield, information important in prehistory or history.

The fact that a resource is not listed in, or determined to be eligible for listing in the California Register of Historical Resources, not included in a local register of historical resources (pursuant to PRC Section 5020.1(k), or identified in a historical resources survey (meeting the criteria in PRC Section 5024.1(g) does not preclude a lead agency from determining that the resource may be an historical resource as defined in PRC Sections 5020.1(j) or 5024.1.

PPP CUL-2 Brea City Code Chapter 20.60 Historic Preservation, as it applies to all objects and/or improvements listed in the Brea Historic Resources Register, will comply with all provisions contained therein as appropriate.

5.1.5 Energy
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons

5.1.5.1 Threshold EN-a
Less Than Significant: The Proposed Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan.

Findings of Fact 35 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update
Construction
To limit wasteful and unnecessary energy consumption, future construction contractors are required to minimize nonessential idling of construction equipment in accordance with California Code of Regulations, Title 13, Article 4.8, Chapter 9, Section 2449. In addition, electricity may be available on individual construction sites through existing power lines and connections, which could minimize or avoid the use of less-efficient diesel generators. Furthermore, construction related trips would avoid unnecessary energy use because the Focused GPU area is already developed and served by an established roadway network. Overall, construction activities associated with land use developments accommodated under the Focused GPU would not result in energy use that is inefficient, wasteful, or unnecessary compared to similar development projects.

Therefore, construction-related energy impacts would be less than significant.

Operation
Electrical service to the Focused GPU area would continue to be provided by SCE through connections to existing off-site electrical lines and new on-site infrastructure. Natural gas would continue to be provided through Southern California Gas Company (SoCalGas). Future development would be required to comply with the applicable Building Energy Efficiency Standards and CALGreen. As these standards are updated triennially, it is anticipated that development to occur in later years would result in less energy consumption than similarly sized development in the near-term. Because these later year developments would be required to comply with the more efficient applicable energy efficiency regulations, development would not result in wasteful, inefficient, or unnecessary electricity and natural gas demands.

As shown in Table 4.5-4, of the PEIR, total fuel use is anticipated to decrease under buildout conditions. This decrease is anticipated to occur even though vehicle miles traveled (VMT) would increase compared to existing conditions (refer to Section 4.13, Transportation, of this PEIR) because fuel emissions standards are anticipated to continue to become increasingly stringent over time. Older, less fuel-efficient vehicles would be taken off the road over time. Thus, it is expected that operation-related fuel usage associated with the Proposed Project would not be any more inefficient, wasteful, or unnecessary than similar development projects. Therefore, impacts would be less than significant with respect to operation-related fuel usage.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.5, Energy, and Appendix D2, Energy Data.

Findings of Fact 36 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Brea Core Specific Plan
Construction
As with development under the Focused GPU, development under the BCSP would be required to minimize nonessential idling of construction equipment during construction in accordance with California Code of Regulations, Title 13, Article 4.8, Chapter 9, Section 2449. Due to the developed nature of the BCSP area, future electricity may be available on individual sites for use during construction to minimize or avoid the use of generators. The BCSP area is located adjacent to SR-90 and SR-57, minimizing inefficient fuel use by providing direct routes to various areas of the region.

Overall, it is expected that construction fuel associated with land use developments accommodated under the BCSP would not be any more inefficient, wasteful, or unnecessary than similar development projects. Therefore, impacts would be less than significant during construction under the BCSP.

Operation
As shown Table 4.5-6, BCSP Buildout (Year 2050) Energy Use, of the PEIR, electricity, natural gas, and fuel use associated development under the BCSP would increase compared to existing conditions. As with the Focused GPU, future development would be required to comply with the Building Energy Efficiency Standards and CALGreen, including updated future standards as applicable. Because development would be required to comply with the applicable energy efficiency regulations, development would not result in wasteful or inefficient electricity and natural gas demands. Therefore, the Proposed Project would not result in a significant impact related to electricity or natural gas.

As shown in Table 4.5-6, of the PEIR, total fuel use is anticipated to increase under buildout conditions because the BCSP would increase development density in the BCSP area. However, as discussed under Impact 4.13-2, the BCSP result in less than significant VMT impacts because, similar to the Focused GPU, VMT per service population would decrease under the BCSP compared to future conditions without BCSP implementation. Thus, it is expected that operation-related fuel usage associated with the Proposed Project would not be any more inefficient, wasteful, or unnecessary than similar development projects. Therefore, impacts would be less than significant with respect to operation-related fuel usage.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.5, Energy, and Appendix D2, Energy Data.

5.1.5.2 Threshold EN-b
Less Than Significant: The Proposed Project would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency.

Findings of Fact 37 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan The Proposed Project will be served by Southern California Edison (SCE) and SCE is mandated by State law to meet Renewable Portfolio Standard (RPS) targets (e.g., 60 percent renewable energy by 2030 and 100 percent by 2045). The Proposed Project does not obstruct SCE's ability to achieve these targets and complies with CALGreen and Building Energy Efficiency Standards, including mandatory residential solar photovoltaic systems.

The Proposed Project aligns with State goals to transition away from natural gas. New development must adhere to increasingly stringent Title 24 standards, such as the 2025 Standards requiring "electric-ready" infrastructure and the use of heat pumps in single-family residences.

Growth under the Proposed Project will utilize vehicles subject to the Advanced Clean Cars Program and Federal fuel efficiency standards. Furthermore, As described in the VMT analysis (Section 4.13, Transportation, of the PEIR), the Proposed Project would be VMT-efficient compared to the 2003 General Plan and future No Project conditions, supporting State goals to improve air quality and increase fuel supply efficiency. Therefore, potential impacts related to fuel use goals would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.5, Energy, and Appendix D2, Energy Data.

5.1.5.3 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

PPP EN-1 New buildings are required to achieve the current California Building Energy Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The 2022 Building Energy Efficiency Standards were effective on January 1, 2023, and the 2025 Building Energy Efficiency Standards will become effective on January 1, 2026.

PPP EN-2 New buildings are required to adhere to the California Green Building Standards Code (CALGreen) requirement to provide bicycle parking for new non-residential buildings, or meet local bicycle parking ordinances, whichever is stricter (CALGreen Sections 5.106.4.1, 14.106.4.1, and 5.106.4.1.2).

PPP EN-3 California’s Green Building Standards Code (CALGreen) requires the recycling and/or salvaging for reuse at a minimum of 65 percent of the nonhazardous Findings of Fact 38 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan construction and demolition waste generated during most “new construction” projects (CALGreen Sections 4.408 and 5.408). Construction contractors are required to submit a Construction Waste Management Plan that identifies the construction and demolition waste materials to be diverted from disposal by recycling, reuse on the project, or salvaged for future use or sale and the amount (by weight or volume).

PPP EN-4 Construction activities are required to adhere to Title 13, Section 2499, of the California Code of Regulations, which requires that nonessential idling of construction equipment be restricted to five minutes or less.

5.1.6 Greenhouse Gas Emissions
Finding: The Proposed Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons

5.1.6.1 Threshold GHG-b
Less Than Significant: The Proposed Project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases (GHG).

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan 2022 CARB Scoping Plan
The Project aligns with the 2022 Scoping Plan’s focus on transportation electrification, VMT reduction, and building decarbonization. Project implementation supports these goals by prioritizing transit-oriented infill development and adhering to CALGreen EV parking requirements.

Furthermore, while AB 130 limits local "reach codes," all new construction must comply with the latest Building Energy Efficiency Standards (Title 24), which mandate energy-efficient designs and solar installations. The Proposed Project would not obstruct implementation of the CARB Scoping Plan, and impacts would be less than significant.

SCAG’s Regional Transportation Plan/Sustainable Communities Strategy The Project is consistent with the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) by directing housing and job growth to "Priority Growth Areas" and the highly urbanized Findings of Fact 39 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Brea Core. This compact development pattern utilizes existing infrastructure and multimodal transit options, effectively reducing per-capita VMT and supporting regional GHG reduction targets.

Although the City does not regulate vehicle emissions directly, the Project’s Mobility Element encourages non-motorized travel and "complete streets." These local policies complement Federal and State vehicle efficiency standards, ensuring that mobile-source emissions—the largest contributor to the Project's GHG profile—decline over time. Therefore, the Proposed Project would not conflict with the Connect SoCal, and impacts would be less than significant Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.7, Greenhouse Gas Emissions, Section 4.13, Transportation, and Appendix D1, Air Quality/GHG Data.

5.1.6.2 Plans, Programs, and Policies
Compliance measures are uniformly applied regulations or requirements imposed by the approving agency based on the type of action proposed. Because these measures are standard requirements, they are not considered mitigation measures. The following existing plans, programs, and policies (PPPs) apply to development allowed under the Focused GPU and help reduce or avoid potential impacts related to greenhouse gas emissions:

PPP GHG-1 New buildings additions and alterations are required to comply with the California Building Energy Efficiency Code (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11) in effect at the time of permit application for plan check. The 2025 Building Energy Efficiency Code, California Energy Code, and the 2025 CALGreen became effective January 1, 2026.

PPP GHG-2 New buildings, additions and alterations to the existing buildings are required to adhere to the California Green Building Standards Code (CALGreen) requirement to provide bicycle parking and related facilities for new nonresidential buildings, or meet the Brea City Code bicycle parking and related facilities requirements, whichever is stricter.

PPP GHG-3 California’s Green Building Standards Code (CALGreen) requires the recycling and/or salvaging for reuse at minimum of 65 percent of the nonhazardous construction and demolition waste generated during most “new construction” projects, dditions, and alterations to the existing buildings (CALGreen secs. 4.408 and 5.408). Construction contractors are required to submit a construction waste management plan that identifies the construction and demolition waste materials Findings of Fact 40 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan to be diverted from disposal by recycling, reused on the project, or salvaged for future use or sale and the amount (by weight or volume).

PPP GHG-4 Construction activities are required to adhere to Title 13 California Code of Regulations Section 2499, which requires that nonessential idling of construction equipment is restricted to five consecutive minutes or less.

PPP GHG-5 New buildings are required to adhere to the Brea City Code Title 14, Sustainable Provisions pertaining to water efficient landscaping requirements, small residential rooftop solar energy system, and electric vehicle charging and hydrogen-fueling stations.

PPP GHG-6 Building Life Cycle Assessment: Effective July1, 2024, projects consisting of newly constructed building(s) with a combined floor area of 100,000 square feet or greater shall comply with either Section 5.409.2 or 5.409.3. Alteration(s) to existing building(s) where the combined altered floor area is 100,000 square feet or greater comply with either section 5.105.2, 5,409.2 or 5.409.3. Addition(s) to existing building(s) where the total floor area combined with the existing building(s) is 100,000 square feet or greater shall comply with either section 5.105.2, 5,409.2 or

5.409.3. Effective January 1, 2026, the combined floor area shall be 50,000 square feet or greater.

5.1.7 Hazards and Hazardous Materials
Finding: The Proposed Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.7.1 Threshold HAZ-a
Less Than Significant: The Proposed Project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan Hazardous materials and waste would be managed and used in accordance with all applicable Federal, State, and local laws and regulations (refer to Section 4.8.1.1, Regulatory Setting, and Section 4.8.3, Plans, Programs, and Policies). This includes handling of any soils with potential for asbestos containing materials (ACMs) and lead-based paint contamination in accordance with Findings of Fact 41 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Division of Occupational Safety and Health (DOSH), better known as Cal/OSHA requirements and release reporting, initial abatement, and corrective actions for any unauthorized release of hazardous materials with oversight from the Regional Water Quality Control Board (RWQCB), Department of Toxic Substances and Control (DTSC), Brea Fire Department, Brea Building & Safety Division, South Coast AQMD, Orange County Health Care Agency (OCHCA) Environmental Health Division, and other regulatory agencies, as necessary. In addition, disposal of any contaminated material would be in accordance with State and County regulations including the OCHCA Environmental Health Division Certified Unified Program Agency (CUPA) requirements. These regulations are intended to address proper transport of hazardous materials, as well as methods to address accidental spills, to avoid impacts to people and the environment. With regulatory compliance, hazardous impacts to the public and the environment would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials.

5.1.7.2 Threshold HAZ-b
Less Than Significant: The Proposed Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Demolition and Construction Activities
The handling, use, transport, and disposal of hazardous materials by the construction phase of the Proposed Project would comply with regulations of several agencies—the U.S. Environmental Protection Agency (USEPA), OSHA, Cal/OSHA, and U.S. Department of Transportation. Construction projects typically maintain supplies on site for containing and cleaning small spills of hazardous materials. Pursuant to the Code of Federal Regulations, Title 29, Part 1910.1200, the property owner/developer for each project would ensure training for project construction workers on the proper use, storage, and disposal of hazardous materials would occur. Therefore, impacts would be less than significant.

Operation
All operational activities would be required to adhere to Federal, State, and local regulations for the management and disposal of hazardous materials. For instance, businesses that handle hazardous materials such as hazardous waste or substances at reportable quantities are required to submit a Hazardous Materials Business Plan to the California Environmental Reporting System. The CUPA then verifies this information and provides it to agencies that are responsible for the protection of Findings of Fact 42 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan public health and the environment. Therefore, conformance with all applicable Federal, State, and local regulations would ensure impacts would be less than significant.

Hazardous Materials Sites
For development on or near sites identified in the GeoTracker or EnviroStor databases, remediation is mandated through the building permit process. Compliance with site-specific remediation plans overseen by the DTSC, RWQCB, or OCHCA ensures that contaminated soil or groundwater is addressed prior to occupancy. With implementation of existing regulatory requirements, impacts would be less than significant.

Oil and Gas
To address Brea’s history of petroleum extraction, the Project requires compliance with the City’s Combustible Soil-Gas Ordinance. Any development within 300 feet of a petroleum reservoir boundary must undergo comprehensive soil-gas testing and install mandatory mitigation systems (such as passive or active venting and methane alarms) as required by the Brea Fire Code. With the implementation of existing regulatory requirements, impacts would be less than significant.

Aboveground and Underground Storage Tanks
The removal of any aboveground storage tanks or underground storage tanks (USTs) shall be conducted in accordance with the regulations of OCHCA Environmental Health Division, which serves as the designated CUPA. The OCHCA Environmental Health Division implements State and Federal regulations for the Aboveground Storage Tank Program and Underground Storage Tank Program. Furthermore, any UST removals will be conducted in accordance with the California UST Regulations (23 CCR Chapter 16).

Asbestos-Containing Material and Lead-Based Paint
During the demolition of older structures, mandatory compliance with SCAQMD Rule 1403 and Cal/OSHA standards ensures the safe testing, handling, and disposal of Asbestos-Containing Materials (ACM) and Lead-Based Paint (LBP). With implementation of existing regulatory requirements, the Project would have less than significant impacts related to ACM and LBP.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials.

5.1.7.3 Threshold HAZ-c
Less Than Significant: The Proposed Project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school.

Findings of Fact 43 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update
The siting of new public schools is strictly governed by the California Department of Education and the DTSC. These agencies ensure that schools are not located near hazardous sites unless comprehensive remediation has occurred. The City’s permitting process prevents the placement of incompatible hazardous land uses near sensitive receptors like private schools. Furthermore, childcare facilities are regulated under Title 22 (CCR) by the California Department of Social Services, which mandates licensing to ensure safety from environmental hazards.

Overall, implementation of existing applicable regulatory requirements would ensure that future development consistent with the Focused GPU would have less than significant hazardous materials impacts on schools. Therefore, implementation of the Project would not result in an impact associated with hazardous emissions or handling of hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. Impacts would be less than significant.

Brea Core Specific Plan
Laurel Elementary School is within the BCSP. However, existing State land use control requirements by the California Department of Education and the DTSC would ensure that hazardous materials handling is not permitted at levels that would adversely affect these sensitive receptors. With continued compliance with existing regulatory requirements, development under the BCSP would not result in hazardous emissions or the handling of hazardous materials at levels that would adversely affect nearby schools. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials.

5.1.7.4 Threshold HAZ-d
Less Than Significant: The Proposed Project would not be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan The PEIR identifies several GeoTracker and EnviroStor sites within the City. For any new development or redevelopment on these listed sites, the DTSC, RWQCB, and OCHCA require cleanup and remediation through the standard grading and building permit process. Additionally, compliance with the CUPA and PPP HAZ-3 ensures that businesses handling significant quantities of hazardous Findings of Fact 44 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan materials maintain Risk Management Plans and submit Hazardous Materials Business Emergency Plans (HMBEP) to the California Environmental Reporting System (CERS). Implementation of all applicable Federal, State, and local regulations reduce the potential for hazardous conditions related to accidental release of hazardous materials or disturbance of hazardous materials sites.

With implementation of existing regulatory requirements, impacts would be less than significant.

Oil and Gas
For projects on or adjacent to former oil fields, the City’s Combustible Soil-Gas Ordinance and the Brea Fire Code mandate soil-gas testing and the installation of methane mitigation systems (e.g., alarms and passive/active venting). With the implementation of existing regulatory requirements, impacts would be less than significant.

Aboveground and Underground Storage Tanks
The removal of any aboveground storage tanks or USTs are required to be conducted in accordance with the regulations of OCHCA Environmental Health Division, which serves as the designated CUPA. The OCHCA Environmental Health Division implements State and Federal regulations for the Aboveground Storage Tank Program and Underground Storage Tank Program. Furthermore, any UST removals will be conducted in accordance with the California UST Regulations (23 CCR Chapter 16). With the implementation of existing regulatory requirements, impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials.

5.1.7.5 Threshold HAZ-e
Less Than Significant: The Proposed Project is not located within two miles of a public airport or public use airport and would not result in a safety hazard or excessive noise for people residing or working in the Project area.

Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan The City is not located within an airport land use plan or within 2 miles of a public airport or public use airport. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials.

Findings of Fact 45 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.7.6 Threshold HAZ-f
Less Than Significant: The Proposed Project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

Facts in Support of Findings:

Focused General Plan Update
All development would be required to go through the City’s development review and permitting process and comply with all applicable design and safety standards and regulations in the California Building Code, California Fire Code, and BCC to ensure that project development does not interfere with the provision of local emergency services (provision of adequate access roads to accommodate emergency response vehicles, adequate numbers/locations of fire hydrants, etc.).

Future development would be required to comply with these updated policies and all related City regulations. Impacts would be less than significant.

Brea Core Specific Plan
All construction and operational activities under the BCSP would be required to follow applicable City and Brea Fire Department requirements, including emergency access standards, construction safety measures, and provisions for sufficient fire protection infrastructure. Development would also undergo the City’s standard development review and permitting process to ensure adherence to the California Building Code and BCC. With compliance with these established regulatory requirements and emergency access standards, development under the BCSP would not obstruct emergency response routes or conflict with emergency evacuation operations. Therefore, implementation of the BCSP would not impair or physically interfere with an adopted emergency response or evacuation plan. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials.

5.1.7.7 Threshold HAZ-g
Less Than Significant: The Proposed Project would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Focused General Plan Update
Findings of Fact 46 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Portions of the City are in high and very high Fire Hazard Severity Zones (FHSZs) in both Local and State Responsibility Areas. Impacts associated with wildland fires are discussed in detail in Section

4.16, Wildfire, of the PEIR. As described therein, with the implementation of existing regulatory requirements (PPP PS-1 through PPP PS-6, and PPP TRA-2), implementation of the Proposed Project would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires, and the impact would be less than significant.

Brea Core Specific Plan
There are no high or very high FHSZs in the BCSP area. Implementation of the Proposed Project would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires, and the impact would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.8, Hazards and Hazardous Materials, and Section 4.16, Wildfire.

5.1.7.8 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the PEIR as applicable to the Proposed Project.

PPP HAZ-1 Transportation of Hazardous Waste. Hazardous materials and hazardous wastes will be transported to and/or from the project developed under the Focused General Plan Update and the Brea Core Specific Plan in compliance with applicable State and Federal requirements, including the U.S. Department of Transportation regulations listed in the Code of Federal Regulations (Title 49, Hazardous Materials Transportation Act); California Department of Transportation standards; and the California Occupational Safety and Health Administration standards.

PPP HAZ-2 Resource Conservation and Recovery Act. Hazardous waste generation, transportation, treatment, storage, and disposal will be conducted in compliance with the Subtitle C of the Resource Conservation and Recovery Act (Code of Federal Regulations, Title 40, Part 263), including the management of nonhazardous solid wastes and underground tanks storing petroleum and other hazardous substances.

PPP HAZ-3 Certified Unified Program Agency. Development under the Focused General Plan Update and the Brea Core Specific Plan will be designed and constructed in accordance with the regulations of the Orange County Health Care Agency Environmental Health Department (OCHCA-EHD), which serves as the designated Certified Unified Program Agency. OCHCA-EHD implements State and Federal regulations for the following programs: (1) Hazardous Waste Generator Program, Findings of Fact 47 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan (2) Hazardous Materials Release Response Plans and Inventory Program, (3) California Accidental Release Prevention, (4) Aboveground Storage Tank Program, and (5) Underground Storage Tank Program.

PPP HAZ-4 California UST Regulations. Underground storage tank (UST) repairs and/or removals will be conducted in accordance with the California UST Regulations (California Code of Regulations, Title 23, Chapter 16). Any unauthorized release of hazardous materials will require release reporting, initial abatement, and corrective actions that will be completed with oversight from the Regional Water Quality Control Board, Department of Toxic Substances Control, Brea Fire Department, Brea Building & Safety Division, Orange County Heath Agency, South Coast Air Quality Management District, and/or other regulatory agencies, as necessary. Use of existing USTs will also have to be conducted (i.e., used, maintained and monitored) in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations).

PPP HAZ-5 Asbestos-Containing Materials and Lead-Based Paints. Demolition activities that have the potential to expose construction workers and/or the public to asbestoscontaining materials or lead-based paint are required to be conducted in accordance with applicable regulations, including, but not limited to:
• South Coast Air Quality Management District’s Rule 1403 • California Health and Safety Code (Section 39650 et seq.) • California Code of Regulations (Title 8, Section 1529) • California Occupational Safety and Health Administration regulations (California Code of Regulations, Title 8, Section 1529 [Asbestos] and Section 1532.1 [Lead]) • Code of Federal Regulations, Title 40, Part 61 (asbestos); Title 40, Part 763 (asbestos); and Title 29, Part 1926 (asbestos and lead) PPP HAZ-6 Removal of Hazardous Materials. The removal of hazardous materials, such as polychlorinated biphenyls (PCBs), mercury-containing light ballast, and mold, will be completed in accordance with applicable regulations pursuant to 40 Code of Federal Regulations (CFR) 761 (PCBs), 40 CFR 273 (mercury-containing light ballast), and 29 CFR 1926 (molds) by workers with the hazardous waste operations and emergency response training, as outlined in 29 CFR Section 1910.120 and 8 California Code of Regulations, Section 5192.

PPP HAZ-7 Removal of Utility Lines and Pipelines. New construction, excavations, and/or new utility lines within 10 feet of or crossing existing high-pressure pipelines, natural gas/petroleum pipelines, or electrical lines greater than 60,000 volts will comply with the California Code of Regulations, Title 8, Section 1541.

Findings of Fact 48 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan PPP HAZ-8 Design and Safety. Development will comply with the requirements of the Brea City Code, Title 8, Health, Safety, and Welfare, and all applicable design and safety standards and regulations in the California Building Standards Code of Regulations Title 24. All construction documents shall be submitted for review to the Brea Building & Safety Division.

PPP HAZ-9 Brea Local Hazard Mitigation Plan. The City of Brea will comply with the Local Hazard Mitigation Plan by implementing the mitigation action items identified in Table 5-3, Mitigation Actions Implementation Plan, of the Local Hazard Mitigation Plan. These actions address topics such as Emergency Preparedness Activities, Multiple Hazards, Earthquake Hazards, Wildland/Urban Fires, Human-Caused Hazards (Hazardous Materials, Active Shooter/Terrorism), Severe Weather (Windstorm, Extreme Heat, Winter Storm), Geologic Hazards (Landslide, Soil Erosion), and Flooding (including Dam Failure).

PPP PS-2 Development Fees. Development under the Focused General Plan Update and the Brea Core Specific Plan will be required to pay the latest adopted Development Fees (e.g., Fire Department plan check and inspection fees, fire service connection fees, dispatch impact fees, and fire impact fees), as applicable.

PPP PS-5 Fire Safety Standards. For each new development facilitated under the Focused General Plan Update and the Brea Core Specific Plan, fire plans shall be submitted and reviewed by the Brea Fire Department to ensure compliance with fire safety and emergency response standards.

PPP PS-6 Fuel Modification Standards. All development under the Focused General Plan Update will be designed, built, and operated in accordance with the Brea Fire Department’s Very High Fire Hazard Severity Zone–Fuel Modification requirements, if applicable.

PPP TRA-2 Traffic Control and Staging. A site-specific construction worksite staging and traffic control plan within the public right-of-way will be prepared and submitted to the City of Brea for review and approval prior to the start of any construction work.

This plan will include such elements as the location of any potential partial lane closures within the public right-of-way, hours during which lane closures (if any) would not be allowed, local traffic detours (if any) that may require rerouting of traffic through the public right-of-way, and protective devices and traffic controls (such as barricades, cones, flag persons, lights, warning beacons, temporary traffic signals, warning signs). The project applicant will be required to comply with the City-approved plan measures, including any specific regulations for construction activities and traffic control in the public right-of-way.

Findings of Fact 49 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan The new or updated general plan goals and policies related to hazards and hazardous materials are included as Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, to the Program Environmental Impact Report (PEIR).

5.1.8 Hydrology and Water Quality
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.8.1 Threshold HYD-a
Less Than Significant: The Proposed Project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Construction
Future development is mandated to comply with the National Pollutant Discharge Elimination System (NPDES) Construction General Permit. For sites over one acre, a Stormwater Pollution Prevention Plan (SWPPP) must be implemented using Best Management Practices (BMPs) to control erosion and prevent the discharge of construction-related pollutants. Small sites (under one acre) are subject to mandatory City water quality protection measures included in grading and building permits. Therefore, impacts would be less than significant.

Post-Construction and Operation
New development and significant redevelopment must adhere to Brea City Code Chapter 13.32 and the Drainage Area Management Plan (DAMP). Projects adding over 5,000 square feet of impervious surface are required to prepare a Water Quality Management Plan (WQMP) that utilizes Low Impact Development (LID) techniques to mimic natural hydrologic patterns and treat runoff before it leaves the site. Therefore, operation of the Proposed Project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality and impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.9, Hydrology and Water Quality.

Findings of Fact 50 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.8.2 Threshold HYD-b
Less Than Significant: The Proposed Project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the Proposed Project may impede sustainable groundwater management of the basin.

Facts in Support of Findings
Focused General Plan Update
The Project focuses on the redevelopment of existing urbanized areas. Because these sites are currently largely impervious, redevelopment, combined with modern low impact development and landscaping requirements, including Chapter 13.32 of the BCC and the DAMP could actually increase localized groundwater infiltration compared to existing conditions. Furthermore, while the Project overlies the La Habra Groundwater Basin, construction and operation will not involve direct groundwater extraction. Compliance with existing regulatory requirements would ensure that construction and operation of the Proposed Project do not substantially decrease groundwater supplies or interfere substantially with groundwater recharge. Impacts would be less than significant.

Brea Core Specific Plan
The BCSP area overlies the La Habra groundwater basin. The BCSP area is fully developed with existing residential and commercial/industrial uses with associated large areas dedicated to surface parking. For the same reasons discussed above for the Focused GPU, construction and operation of the BCSP would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the Proposed Project may impede sustainable groundwater management of the basin. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.9, Hydrology and Water Quality.

5.1.8.3 Threshold HYD-c
Less Than Significant: The Proposed Project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site; substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; and impede or redirect flood flow.

Findings of Fact 51 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update
Erosion and Siltation
Mandatory compliance with NPDES permits during construction and WQMP/LID requirements post-construction ensures that runoff flow rates and velocities are controlled to prevent on-site or off-site erosion and siltation. Impacts would be less than significant.

Stormwater Drainage and Localized Flooding
Future development compliance with existing storm water management regulations and the continued master planning for the Citywide drainage system would ensure that buildout of the Project area would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off site, or exceed the capacity of the drainage system.

Therefore, impacts would be less than significant.

Redirection of Flood Flows
Refer to discussion under Impact Finding: Threshold HYD-d.

Brea Core Specific Plan
Erosion and Siltation
The analysis above for the Focused GPU applies to the BCSP. Mandatory compliance with stormwater flow controls during site design review of future development would minimize the potential to increase erosion and siltation on- and off-site. Impacts would be less than significant.

Stormwater Drainage and Localized Flooding
Future project-specific stormwater management plans, preliminary or final, would be required consistent with Chapter 13.32 of the BCC and DAMP. Therefore, the Proposed Project would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off site, or exceed the capacity of the drainage system. Therefore, impacts would be less than significant.

Redirection of Flood Flows
Refer to discussion under Impact Finding: Threshold HYD-d.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.9, Hydrology and Water Quality.

Findings of Fact 52 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.8.4 Threshold HYD-d
Less Than Significant: The Proposed Project would not risk release of pollutants due to Project inundation by being in flood hazard, tsunami, or seiche zones.

Facts in Support of Findings
Focused General Plan Update
Future development within Federal Emergency Management Agency (FEMA)-designated flood zones (associated with Brea Creek and Fullerton Creek) must comply with BCC Title 18, Floodplain Management, which regulates design to minimize flood risk. Future projects will address inundation risk through the development review process. Impacts related to flood hazard or seiche zones would be less than significant.

Brea Core Specific Plan
Redevelopment facilitated by the BCSP would be located in developed areas already subject to potential dam inundation. Future development would address dam inundation as part of the development review process to inform design as necessary to minimize adverse risk in the unlikely event of a dam breach.

No bodies of water capable of producing a seiche are located within or immediately adjacent to the BCSP area.

Therefore, impacts related to flood hazard or seiche zones would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.9, Hydrology and Water Quality.

5.1.8.5 Threshold HYD-e
Less Than Significant: The Proposed Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

Facts in Support of Findings
Focused General Plan Update
Water Quality Control Plan
The Project is subject to the Santa Ana River Basin Plan. Compliance with NPDES requirements, the City’s Water Quality Ordinance (BCC 13.32), and LID standards ensures that both construction and operational activities do not interfere with the water quality objectives established by the RWQCB.

As described under Threshold HYD-a, construction and operation of future development within the Findings of Fact 53 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Project area would comply with the NPDES Construction General Permit, Chapter 13.32 of the BCC, and DAMP. With implementation of these regulations during future project design, construction, and operation, the Proposed Project would not obstruct the Basin Plan. Impacts would be less than significant.

Sustainable Groundwater Management Plan
Refer to Impact Finding: Threshold HYD-b. The Proposed Project would not conflict with the applicable sustainable groundwater management plan. Impacts would be less than significant.

Brea Core Specific Plan
Water Quality Control Plan
The analysis above for the Focused GPU applies to the BCSP. As described under Threshold HYD a, construction and operation of future development within the BCSP area would comply with the NPDES Construction General Permit, Chapter 13.32 of the BCC and DAMP. With implementation of these regulations during future project design, construction, and operation, the Proposed Project would not obstruct the Basin Plan. Impacts would be less than significant.

Sustainable Groundwater Management Plan
Refer to Impact Finding: Threshold HYD-b. The Proposed Project would not conflict with the applicable sustainable groundwater management plan. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.9, Hydrology and Water Quality.

5.1.8.6 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the FEIR as applicable to the Proposed Project.

PPP HYD-1 Compliance with the following State, regional, and local regulations concerning grading, stormwater, and water quality control will be required. • National Pollutant Discharge Elimination System General Construction Permit.

Notice of Intent and Storm Water Pollution Prevention Plan Requirements • State Water Resources Control Board General Industrial Activities Storm Water Permit
• Santa Ana Regional Water Quality Control Board Waste Discharge Permits and Water Quality Certifications
• Orange County Municipal Separate Storm Sewer Systems Permit Findings of Fact 54 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Orange County Model Water Quality Management Plan and Technical Guidance Document

5.1.9 Land Use and Planning
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below listed threshold of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.9.1 Threshold LU-a
Less Than Significant: The Proposed Project would not physically divide an established community.

Facts in Support of Findings
Focused General Plan Update
The proposed land use and zoning changes would facilitate future redevelopment within already highly developed parts of the City. No aspect of the Proposed Project would physically divide an established community. The proposed Project includes provisions that would directly address land use connectivity, compatibility, and encroachment of new development on existing neighborhoods and land uses. Therefore, the Proposed Project would not result in an impact regarding the division of an established community.

Brea Core Specific Plan
As with the Focused GPU, the proposed land use and zoning changes would facilitate future redevelopment within already highly developed parts of the City for the BCSP. No aspect of the BCSP would physically divide an established community. The BCSP includes provisions that would directly address land use connectivity, compatibility, and encroachment of new development on existing neighborhoods and land uses. Therefore, the BCSP would not result in an impact regarding the division of an established community.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.10, Land Use and Planning.

5.1.9.2 Threshold LU-b
Less Than Significant: The Proposed Project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.

Findings of Fact 55 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update
As discussed in Table 4.10-1, Consistency with Applicable 2024–2050 SCAG RTP/SCS Goals, of the PEIR, the Focused GPU would not conflict with the goals of the RTP/SCS. The goals and policies as identified within Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, would help to mitigate or avoid environmental effects due to implementation of the Proposed Project. These modifications would not remove or adversely alter portions of the BCC that were adopted to mitigate an environmental effect. Subsequent development and infrastructure projects would be required to be consistent with all applicable policies, standards, and regulations, including land use plans, policies, and regulations adopted to mitigate environmental effects by the City, as well as those adopted by agencies with jurisdiction over components of future development project. The Focused GPU would have a less than significant impact.

Brea Core Specific Plan
The BCSP focuses new housing and commercial development in existing commercial corridors and in proximity to transit; prioritizing local serving businesses; fostering land use development patterns and densities and streetscapes that promote a more active pedestrian environment; and improving the variety of travel choices for residents such as walking, biking, and public transit. The BCSP would also be consistent with RTP/SCS and State goals through emphasis on design and reduction in vehicle miles traveled. Furthermore, as with the Focused GPU, these modifications would not remove or adversely alter portions of the Brea City Code that were adopted to mitigate an environmental effect. Subsequent development and infrastructure projects would be required to be consistent with all applicable policies, standards, and regulations, including land use plans, policies, and regulations adopted to mitigate environmental effects by the City, as well as those adopted by agencies with jurisdiction over components of future development project. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.10, Land Use and Planning.

5.1.10 Noise
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below threshold of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

Findings of Fact 56 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.10.1 Threshold NOI-c:

No Impact: The Project area is not located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, exposure of people residing or working in the Project area to excessive noise levels.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan There are no public airports or private airstrips within the City. The City is not located within an airport land use plan or within 2 miles of a public airport or public use airport. No impact would occur.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.11, Noise.

5.1.11 Public Services
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below threshold of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.11.1 Threshold PS-a(i)
Less Than Significant: The Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered fire protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Facts in Support of Findings
Focused General Plan Update
All future development would be reviewed by Brea Fire Department for compliance with BCC Chapter

16.04, Brea Fire Code, California Building Code, California Health and Safety Code, and other existing regulatory requirements as discussed in Section 4.12.1.1 and Section 4.12.1.3, of the PEIR. Additionally, the City would evaluate fire service needs periodically through deployment analysis, staffing assessments, and ongoing Standards of Coverage and Community Risk Assessment work.

Development Fees, including Dispatch Impact Fees, Fire Impact Fees, Plan Check and Inspection Fees, and Fire Service Connection Fees may need to be re-evaluated and updated to ensure that Findings of Fact 57 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan new development contributes its fair share toward the facilities, staffing, and apparatus needed to support Citywide growth.

Brea Core Specific Plan
Given its highly urbanized setting, strong existing emergency service coverage, and compliance with regulatory requirements as discussed in Section 4.12.1.1 and Section 4.12.1.3, of the PEIR., impacts related to fire protection facilities under the BCSP would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.12, Public Services.

5.1.11.2 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the PEIR as applicable to the Proposed Project.

PPP PS-1 Fire Regulations. New buildings developed under the Focused General Plan Update and the Brea Core Specific Plan are required to meet the fire regulations outlined in California Health and Safety Code (Sections 13000 et seq.).

PPP PS-2 Development Fees. Development under the Focused General Plan Update and the Brea Core Specific Plan will be required to pay the latest adopted Development Fees (e.g., Fire Department plan check and inspection fees, fire service connection fees, dispatch impact fees, and fire impact fees), as applicable.

PPP PS-3 Brea Fire Code. All development developed under the Focused General Plan Update and the Brea Core Specific Plan will be designed, built, and operated in accordance with the City of Brea’s City Code, Chapter 15.08, Building Code, and Chapter 16.04, Brea Fire Code.

PPP PS-4 Site and Design Review. The Brea Fire Department will require approval of Fire Plan Check for Site Plan and Emergency Access. Additional design features to address the Brea Fire Department’s requirements will be incorporated as conditions of approval for development under the Focused General Plan Update and the Brea Core Specific Plan.

PPP PS-5 Fire Safety Standards. For each new development facilitated under the Focused General Plan Update and the Brea Core Specific Plan, fire plans shall be submitted and reviewed by the Brea Fire Department to ensure compliance with fire safety and emergency response standards.

Findings of Fact 58 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan PPP PS-6 Fuel Modification Standards. All development under the Focused General Plan Update will be designed, built, and operated in accordance with the Brea Fire Department’s Very High Fire Hazard Severity Zone–Fuel Modification requirements, if applicable.

PPP TRA-2 Traffic Control and Staging. A site-specific construction worksite staging and traffic control plan within the public right-of-way will be prepared and submitted to the City of Brea for review and approval prior to the start of any construction work. This plan will include such elements as the location of any potential partial lane closures within the public right-of-way, hours during which lane closures (if any) would not be allowed, local traffic detours (if any) that may require rerouting of traffic through the public right-of-way, and protective devices and traffic controls (such as barricades, cones, flag persons, lights, warning beacons, temporary traffic signals, warning signs).

The project applicant will be required to comply with the City-approved plan measures, including any specific regulations for construction activities and traffic control in the public right-of-way.

The new or updated general plan goals and policies related to public services are included as Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, to the PEIR.

5.1.11.3 Threshold PS-a(ii)
The Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered police protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Any future construction or expansion of police facilities would be subject to discretionary approval and project-level review under CEQA and would be required to comply with all applicable federal, State, and local laws and regulations, including payment of Dispatch Impact Fees. With adherence to the City’s development review process and applicable regulatory requirements, impacts related to the provision of new or physically altered police protection facilities would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.12, Public Services.

Findings of Fact 59 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.11.4 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the PEIR as applicable to the Project.

PPP PS-8 As part of the project review process, the Brea Police Department will recommend the following project design features to improve security on project sites. • Provide individual mailboxes rather than gang mailboxes to reduce mail theft vulnerability.
• All common areas should be properly lit to increase surveillance and discourage unwanted activities.
• All trail/park areas should include connectivity for potential future surveillance camera locations.
• Provide the maximum amount of off-street.

PPP PS-9 The project applicant will consult with the Brea Police Department on street addressing and signage, particularly in high density areas.

PPP PS-10 The project applicant is required to pay dispatch impact fees and all other development impact and/or special assessment fees as deemed applicable by the City of Brea.

PPP PS-2 and PPP TRA-2 will also apply.

The new or updated general plan goals and policies related to public services are included as Appendix C to the PEIR.

5.1.11.5 Threshold PS-a(iii)
The Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered schools, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan The program under Senate Bill 50 has been found by the legislature to constitute “full and complete mitigation of the impacts of any legislative or adjudicative act on the provision of adequate school facilities.” The fees authorized for collection by Brea Olinda Unified School District and other applicable school districts are therefore deemed full and adequate mitigation of impacts on those districts.

Furthermore, cumulative school projects require discretionary actions and would be required to Findings of Fact 60 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan demonstrate compliance with CEQA prior to project approval. The Proposed Project would not combine with areawide growth to result in cumulatively considerable impacts to school services.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.12, Public Services.

5.1.11.6 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the PEIR as applicable to the Project.

PPP PS-11 Development Impact Fees. Pursuant to Assembly Bill 2926, new development is required to pay development impact fees to assist in providing school facilities to serve students generated by new development.

PPP PS-12 School Facilities Impact Fee. Pursuant to Senate Bill 50, new development is required to offset the costs associated with increasing school capacity, where the funds collected go to acquiring school sites, constructing new school facilities, and modernizing existing school facilities.

5.1.11.7 Threshold PS-a(iv)
The Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered parks, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Future projects would be required to meet the City’s standards and overall would result in continuing to balance the ratio of parkland per City residents. The Proposed Project is required to pay Park Development Fees pursuant to Brea City Code Section 18.64.080 (PPP PS-13). Therefore, impacts to parks would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.12, Public Services.

5.1.11.8 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the PEIR as applicable to the Project.

Findings of Fact 61 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan PPP PS-13 Park Development Fees. The project is required to comply with Brea City Code Section 18.64.080 that establishes the subdivision regulations for the provision of park and recreational facilities through land dedication, installation of improvements, payment of in-lieu fee thereof, or a combination. Where applicable, new development is required to fund park development and improvements through the payment of Park Development Fees.

5.1.11.9 Threshold PS-a(v)
The Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered other public facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Future development consistent with the Proposed Project would result in additional library space to accommodate the increased demands. Library facilities improvements would be funded through a combination of state grants and dedicated property taxes, It is anticipated that any new library facilities necessitated would under their own CEQA review prior to approval. . Future development consistent with the Focused GPU would not result in a substantial adverse physical impact related to the need for other public facilities including libraries, and impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.12, Public Services.

5.1.12 Transportation
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below threshold of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.12.1 Threshold TRA-a
Less Than Significant: The Proposed Project would not conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.

Findings of Fact 62 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Roadways
As land use projects are approved and developed within the City, the City will continue to monitor conditions at vehicular facilities to determine the appropriate timing and/or level of improvement along those facilities. In addition, the City can request project-specific circulation analyses once specific land use development projects are undergoing their review and approval processes.

The Focused GPU outlines policies to guide future improvements and requires that roadway conditions be evaluated through project-specific circulation analyses at the time of development.

Through continued monitoring of roadway conditions, inter-agency coordination, and implementation of traffic management strategies, the City would ensure that future development occurs in a manner consistent with adopted roadway plans and standards and would not result in conflicts with the circulation system.

Transit, Bicycle, and Pedestrian
The Mobility Element developed as part of the Focused GPU contains policies that support access to and the performance of public transit, bicycle, and pedestrian facilities. Policies in the Mobility Element promote multimodal access, connectivity, safety, and transit-supportive land use patterns, and do not propose actions that would degrade or preclude implementation of planned roadway, transit, bicycle, or pedestrian facilities. Development in high-quality transit areas and the requirement for multimodal accommodations in new development are consistent with State and local complete streets and sustainable transportation policies, and would not conflict with adopted circulation standards or performance objectives. Therefore, the Focused GPU’s impacts related to roadways, transit, bicycle, and pedestrian facilities would be considered less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.13, Transportation, and Appendix H, Transportation Impact Analysis.

5.1.12.2 Threshold TRA-b
Less Than Significant: The Proposed Project would not conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b).

Facts in Support of Findings
Focused General Plan Update
Citywide VMT per Service Population Analysis
Findings of Fact 63 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan As shown in Table 4.13-1, Citywide VMT per Service Population Analysis, of the PEIR, the VMT per service populations in both the Baseline plus Project and Cumulative plus Project scenarios do not exceed the City of Brea General Plan Buildout VMT per service population. Therefore, there would not be a significant VMT impact for this threshold.

Also, as shown in Table 4.13-2, Link-Level Boundary Citywide VMT per Service Population Threshold, the VMT per service populations in both scenarios do not exceed the link-level VMT per service population in the respective no-project scenarios. Therefore, there would not be significant VMT impact for this threshold.

Brea Core Specific Plan
As the BCSP area is a subset of the overall General Plan, a separate BCSP area VMT analysis is not required. However, for informational purposes, the Core Area’s VMT per service population (SP), based on the overall citywide VMT, was determined.

As shown in Table 4.13-3, VMT per Service Population Threshold for the Brea Core Specific Plan, VMT per SP would decrease with the Project. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.13, Transportation, and Appendix H, Transportation Impact Analysis.

5.1.12.3 Threshold TRA-c
Less Than Significant: The Proposed Project would not substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).

Facts in Support of Findings
Focused General Plan Update
The Focused GPU is a programmatic level document and increased hazards due to geometric design features are typically assessed at the project-level. As individual sites are developed and undergo City review and approval, the City can require site plan, access, and circulation analysis to ensure that neither on-site designs nor the interaction with City streets will result in hazardous geometric design features. The types of uses included as part of the Focused GPU are generally similar to existing and surrounding uses and thereby are compatible with the existing uses and in the surrounding area.

In addition, the new Mobility Element developed as part of the Focused GPU contains policies in support of roadway network safety and reducing design hazards. Refer to Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, of the PEIR. Therefore, the Focused GPU’s impacts Findings of Fact 64 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan related to geometric design and incompatible use hazards would be considered less than significant.

Brea Core Specific Plan
Increased hazards due to geometric design features are typically assessed at the project-level. The BCSP does not propose any site-specific projects within its boundaries. Individual projects within the BCSP would be reviewed by the City during the development review and permitting process for consistency with the BCSP’s circulation system to ensure that they would not result in hazardous geometric design features.

Planned improvements to the pedestrian, transit, and bicycle networks—such as new crosswalks and off-street bike lanes—are intended to enhance safety. These facilities will be designed in accordance with the California Manual on Uniform Traffic Control Devices (CA MUTCD) and the Caltrans Construction Manual to prevent the introduction of sharp curves or dangerous conflict points. All improvements within the public right-of-way must adhere to standard traffic safety practices, ensuring that the transition from current conditions to the buildout of the Specific Plan does not create hazardous conditions for motorists, cyclists, or pedestrians.

Therefore, implementation of the BCSP would not substantially increase the potential for traffic hazards, and impacts related to design features or incompatible uses would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.13, Transportation, and Appendix H, Transportation Impact Analysis.

5.1.12.4 Threshold TRA-d
Less Than Significant: The Proposed Project would not result in inadequate emergency access.

Facts in Support of Findings
Focused General Plan Update
The Focused GPU is a programmatic level documents without any site-specific projects. The Focused GPU establishes a comprehensive framework for public safety through the coordination of the Mobility Element and the Public Safety Element. Some of the key policies mandate the maintenance of a connected and resilient street network that ensures clear evacuation paths and reliable access for emergency responders. Refer to Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, of the PEIR.

In addition, the new Mobility Element is supported by the updated Public Safety Element, which outlines strategies to mitigate risks associated with natural hazards, including wildfires, floods, and Findings of Fact 65 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan earthquakes, working in conjunction with the Brea Local Hazard Mitigation Plan (LHMP) and Emergency Operations Plan (EOP).

Future development is required to adhere to the latest Brea Fire and Building Codes, ensuring that site-specific designs—especially in Very High Fire Hazard Severity Zones (VHFHSZs)—incorporate mandatory fire protection plans and fuel modification.

The Mobility Element and Public Safety Element collectively establish policies that ensure roadway design, circulation planning, and development review processes maintain adequate access for emergency vehicles and evacuation needs. These policies are consistent with applicable local and regional requirements, including roadway standards, evacuation route planning, and fire safety regulations codified in the Brea City Code. The Focused GPU does not propose physical changes that would obstruct emergency access, and emergency access adequacy is evaluated and enforced through subsequent project-level review. Implementation of the Focused GPU would not result in inadequate emergency access or conflict with adopted emergency response and circulation policies. Therefore, the Focused GPU’s impacts related to emergency access would be considered less than significant.

Brea Core Specific Plan
Emergency accessibility is typically assessed at the project level. The BCSP does not propose any site-specific development projects. As individual sites are developed and undergo City development review and permitting process, internal circulation system within the site and connection with the City’s street system would be reviewed to ensure that neither on-site designs nor the interaction with City streets would result in inadequate emergency access. The Brea Fire Department would also review individual projects for adequate provision of emergency access, water, and accessibility.

Individual projects within the BCSP would also be subject to building plan check for site plan and emergency access to ensure that appropriate fire safety features have been incorporated to reduce project impacts. Therefore, impacts would be less than significant, and the BCSP is not anticipated to result in inadequate emergency access.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.13, Transportation, and Appendix H, Transportation Impact Analysis.

5.1.12.5 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the FEIR as applicable to the Project.

PPP TRA-1 Each project applicant in the City of Brea is required to pay development impact fees to the City of Brea pursuant to the City’s Assembly Bill 1600 Transportation Improvement Nexus Program (Ordinance 996). Based on a transportation Findings of Fact 66 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan improvement nexus program study conducted in 2011, the City Council adopted Resolution 2011-096, which updated the impact fees, effective February 4, 2012.

Fair-share fees offset or mitigate the cumulative traffic impacts caused by new development. The program ensures all future development in the City of Brea contributes on a fair-share basis.

PPP TRA-2 Traffic Control and Staging. A site-specific construction worksite staging and traffic control plan within the public right-of-way will be prepared and submitted to the City of Brea for review and approval prior to the start of any construction work.

This plan will include such elements as the location of any potential partial lane closures within the public right-of-way, hours during which lane closures (if any) would not be allowed, local traffic detours (if any) that may require rerouting of traffic through the public right-of-way, and protective devices and traffic controls (such as barricades, cones, flag persons, lights, warning beacons, temporary traffic signals, warning signs). The project applicant will be required to comply with the City-approved plan measures, including any specific regulations for construction activities and traffic control in the public right-of-way.

5.1.13 Utilities and Service Systems
Finding: The Project would have less than significant direct, indirect, and cumulative impacts on the below threshold of significance. Accordingly, no changes or alterations to the Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.13.1 Threshold UTL-b
The Project would have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry and multiple dry years.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Table 4.15-6, Demand and Supply in Normal, Single Dry, and Multiple Dry Years, of the PEIR compares the existing supply with demand associated with the implementation of the Proposed Project within the 20-year planning horizon. As shown, there is sufficient supply in normal, single dry, and multiple dry years to meet projected water demand for the Focused GPU, including the BCSP.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.15, Utilities and Service Systems, and Appendix M, Water Supply Assessment.

Findings of Fact 67 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.13.2 Threshold UTL-c
The Project would not result in a determination by the wastewater treatment provider which serves or may serve the Project that it has adequate capacity to serve the Project’s projected demand in addition to the provider’s existing commitments.

Facts in Support of Findings
Focused General Plan Update
New development constructed pursuant to the Focused GPU would increase wastewater generation.

Orange County Sanitation District (OCSD) provides ongoing analysis of the sewer system within its jurisdiction, ensuring the long-term functionality of OCSD facilities. Therefore, there is adequate capacity to serve the Proposed Project’s projected demand in addition to the provider’s existing commitments. Impacts would be less than significant.

Brea Cores Specific Plan
The BCSP would increase flows to the OCSD Fullerton–Brea Trunk Sewer/Interceptor and the OCSD Rolling Hills Sub-Trunk/Santa Ana River Interceptor. However, OCSD provides ongoing analysis of the sewer system within its jurisdiction, ensuring the long-term functionality of OCSD facilities. Therefore, there is adequate capacity to serve the Proposed Project’s projected demand in addition to the provider’s existing commitments. Impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.15, Utilities and Service Systems, and Appendix K, Sanitary System Utility Study.

5.1.13.3 Threshold UTL-d
The Proposed Project would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Waste from future development within the Focused GPU, including wastes from BCSP would be transported to the Olinda Alpha Landfill, which has the capacity to serve residents and businesses in Brea. There’s adequate local infrastructure to accommodate the Proposed Project, and the Proposed Project would not impair the attainment of solid waste reduction goals.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.15, Utilities and Service Systems.

Findings of Fact 68 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.13.4 Threshold UTL-e
The Proposed Project would not comply with federal, state, and local management and reduction statutes and regulations related to solid waste.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Future development pursuant to the Focused GPU would be required to comply with Section 4.408 of the 2022 California Green Building Code Standards, BCC, and requirements of SB 341, AB 1826, and all applicable Federal, State, and local statutes and regulations related to solid waste disposal.

Therefore, impacts would be less than significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.15, Utilities and Service Systems.

5.1.13.5 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the FEIR as applicable to the Project.

PPP UTL-1 Development projects are required to comply with the following existing regulations as applicable.
• California Energy Code (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11).
• California Plumbing Code(Title 24, Part 5), a set of plumbing code requirements that establishes energy and water efficiency standards for new construction, additions, and alterations to existing buildings.
• SB 610 (Chapter 643, Statutes of 2001) and SB 221 (Chapter 642, Statutes of 2001). • California Green Building Standards Code, Chapter 5, Nonresidential Mandatory Measures, Division 5.3, Water Efficiency and Conservation. • California Green Building Standards Code, Chapter 4, Residential Mandatory Measures, Division 4.3, Water Efficiency and Conservation. • Energy Efficiency Standards for Residential and Nonresidential Buildings (24 CCR Part 6)
• California’s Appliance Efficiency Regulations (CCR Title 20, Parts 1600–1608) • Senate Bill 1383 (Short-Lived Climate Pollutant Reduction Strategy) and Assembly Bill (AB) 341/AB 1826 (commercial recycling/organics).
• Orange County Municipal Separate Storm Sewer Systems Permit • Orange County Model Water Quality Management Plan and Technical Guidance Document
Findings of Fact 69 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan • Orange County Drainage Area Management Plan. New Development/ Significant Redevelopment Program
• County of Orange/Orange County Flood Control District Local Implementation Plan PPP UTL-2 All new development projects are required to pay the City of Brea’s latest adopted Water Connections Fees, Water Impact Fees, Sewer Connection Fees, and Sewer Impact Fees, with the exception of:
• Alterations to an existing building;
• Reconstruction (within two years), when a building has been destroyed by fire, wind, earthquakes, vandalism, or other natural or man-made disasters; • Additions to a single-family or multiple-family residence; and • Construction of public schools.

5.1.14 Wildfire
Finding: The Proposed Project would have less than significant direct, indirect, and cumulative impacts on the below threshold of significance. Accordingly, no changes or alterations to the Proposed Project were required to avoid or substantially lessen any significant environmental impacts under those thresholds. The PEIR evaluated the following impacts and found that no mitigation was required for the identified reasons.

5.1.14.1 Threshold WILD-a
Less Than Significant: The Proposed Project would not substantially impair an adopted emergency response plan or emergency evacuation plan.

Facts in Support of Findings
Focused General Plan Update
All construction activities would be performed according to Brea Fire Department’s standards and regulations. Development facilitated by the Project would be required to provide the necessary onand off-site access and circulation for emergency vehicles and services during the construction and operation phases. The development facilitated by the Focused GPU would be required to go through the City’s development review and permitting process and incorporate all applicable design and safety standards and regulations in the California Building Code, California Fire Code, and BCC Section 16.04 to ensure that Project development does not interfere with the provision of local emergency services (provision of adequate access roads to accommodate emergency response vehicles, adequate numbers/locations of fire hydrants, etc.).

Brea Core Specific Plan
The BCSP is not located in or near SRAs or lands classified as Very High FHSZs.

Findings of Fact 70 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.16, Wildfire.

5.1.14.2 Threshold WILD-b
The Project would not, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose Project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

Facts in Support of Findings
Focused General Plan Update
he Focused GPU guides land uses away from the most hazardous areas where feasible and requires new development to adhere to fire-resilient design standards, including defensible space, fire-resistant building materials, and coordination with the Orange County Fire Authority (OCFA) for fuel modification (PPP PS-6), emergency access, and evacuation planning. These policies, along with project-level fire plans required during discretionary development approvals (PPP PS-5), help to minimize the potential for uncontrolled wildfire spread and limit occupant exposure to smoke and pollutants. While the plan cannot eliminate wildfire risk entirely, its policies ensure that future development is designed and managed to reduce fire hazard potential and protect public safety.

Brea Core Specific Plan
The BCSP is not located in or near State Responsibility Areas (SRAs) or lands classified as Very High FHSZs.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.16, Wildfire.

5.1.14.3 Threshold WILD-c
The Proposed Project would not result in the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

Facts in Support of Findings
Focused General Plan Update
The Focused GPU includes policies that guide infrastructure planning and construction to minimize environmental impacts, such as requiring compliance with applicable City, OCFA, and State regulations, implementing erosion control measures during construction, avoiding or mitigating impacts to sensitive habitats, and maintaining natural vegetation where feasible. Additionally, all Findings of Fact 71 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan utility installations must comply with fire safety regulations, including standards for electrical equipment and fuel management around power lines, which help reduce the potential for infrastructure-related fire ignition.

Future development, particularly located in or near State Responsibility Areas (SRAs) or Very High Fire Hazard Safety Zones (FHSZ) in Local Responsibility Areas, would be required to comply with existing regulations developed by the State (e.g., CFC, CBC, PRC), County (e.g., Local Hazard Mitigation Plan), and City Code (Chapter 15.08, Building Code, of the BCC and Chapter 16.04, Brea Fire Code) which include various provisions for siting, construction, occupancy, and protection of development as it relates to wildfire hazards and reducing wildfire risks, wildfire exposure, and the uncontrolled spread of wildfires.

Brea Core Specific Plan
The BCSP is not located in or near SRAs or lands classified as Very High FHSZs.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.16, Wildfire.

5.1.14.4 Threshold WILD-d
Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes.

Facts in Support of Findings
Focused General Plan Update
All potential future development within wildfire-prone areas in the City would also be required to comply with CFC, CBC, PRC, and other State and local regulations addressing the development and design of habitable structures to safeguard public health and reduce fire hazards. The Proposed Project would also be subject to stormwater management regulations as discussed in Section 4.9, Hydrology and Water Quality, of the PEIR, and with BCC Chapter 20.276 pertaining to the Flood Hazard Overlay Zoning District in the City.

Brea Core Specific Plan
The BCSP is not located in or near SRAs or lands classified as Very High FHSZs.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.16, Wildfire.

Findings of Fact 72 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.1.14.5 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the FEIR as applicable to the Project.

PPP PS-1 Fire Regulations. New buildings developed under the Focused General Plan Update and the Brea Core Specific Plan are required to meet the fire regulations outlined in California Health and Safety Code (Sections 13000 et seq.).

PPP PS-2 Development Fees. Development under the Focused General Plan Update and the Brea Core Specific Plan will be required to pay the latest adopted Development Fees (e.g., Fire Department plan check and inspection fees, fire service connection fees, dispatch impact fees, and fire impact fees), as applicable.

PPP PS-3 Brea Fire Code. All development developed under the Focused General Plan Update and the Brea Core Specific Plan will be designed, built, and operated in accordance with the City of Brea’s City Code, Chapter 15.08, Building Code, and Chapter 16.04, Brea Fire Code.

PPP PS-4 Site and Design Review. The Brea Fire Department will require approval of Fire Plan Check for Site Plan and Emergency Access. Additional design features to address the Brea Fire Department’s requirements will be incorporated as conditions of approval for development under the Focused General Plan Update and the Brea Core Specific Plan.

PPP PS-5 Fire Safety Standards. For each new development facilitated under the Focused General Plan Update and the Brea Core Specific Plan, fire plans shall be submitted and reviewed by the Brea Fire Department to ensure compliance with fire safety and emergency response standards.

PPP PS-6 Fuel Modification Standards. All development under the Focused General Plan Update will be designed, built, and operated in accordance with the Brea Fire Department’s Very High Fire Hazard Severity Zone–Fuel Modification requirements, if applicable.

PPP TRA-2 Traffic Control and Staging. A site-specific construction worksite staging and traffic control plan within the public right-of-way will be prepared and submitted to the City for review and approval prior to the start of any construction work. This plan will include such elements as the location of any potential partial lane closures within the public right-of-way, hours during which lane closures (if any) would not be allowed, local traffic detours (if any) that may require rerouting of traffic through the public right-of-way, and protective devices and traffic controls (such as barricades, cones, Findings of Fact 73 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan flag persons, lights, warning beacons, temporary traffic signals, warning signs). The project applicant will be required to comply with the City-approved plan measures, including any specific regulations for construction activities and traffic control in the public right-of-way.

The new or updated general plan goals and policies related to wildfire are included as Appendix C, Brea 2050 General Plan: Goals, Policies, and Actions, to the Program Environmental Impact Report (PEIR).

5.2 Findings Regarding Direct, Indirect, or Cumulative
Significant or Potentially Significant Effects
The following Findings address the direct, indirect, and cumulative environmental effects of the Proposed Project that are identified as significant or potentially significant. These Findings are based on, and incorporate by reference, the analysis and conclusions contained in the PEIR, including the Draft PEIR and all appendices (collectively, the “PEIR”).

Pursuant to California Public Resources Code Section 21081 and CEQA Guidelines Section 15091, the City Council finds that changes or alterations have been required in, or incorporated into, the Proposed Project that avoid or substantially lessen identified significant environmental effects.

Such findings are referred to herein as “Finding 1.”
The City Council has reviewed and considered the PEIR and the entire administrative record for the Proposed Project in making these Findings.

Pursuant to California Public Resources Code Section 21081 and CEQA Guidelines Section 15091, where responsibility for implementing mitigation measures lies with another public agency, and such measures have been or can and should be adopted by that agency, the City would make a finding pursuant to subdivision (a)(2) (“Finding 2”). However, based on the analysis in the PEIR, no such circumstances apply; therefore, Finding 2 is not adopted for any impact.

Consistent with CEQA Guidelines Section 15126.2, the PEIR identifies any significant impacts that cannot be avoided, even with implementation of feasible mitigation measures.

Pursuant to California Public Resources Code Section 21081 and CEQA Guidelines Section 15091, for impacts that remain significant and unavoidable, the City Council finds that specific economic, legal, social, technological, or other considerations—including the provision of employment opportunities—make infeasible additional mitigation measures or alternatives. This determination is referred to herein as “Finding 3.”.

Findings of Fact 74 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.2.1 Air Quality

5.2.1.1 Threshold AQ-a
The Proposed Project could conflict with or obstruct implementation of the applicable air quality plan.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(3), the City finds that the Project could conflict with or obstruct implementation of the applicable air quality plan. Although Mitigation Measure MM AQ-1 would reduce the Project’s air quality impacts, it would not reduce this impact to a less-than-significant level. Therefore, the impact would remain significant and unavoidable.

Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings:

The following facts support the above finding and are based on the PEIR, which is incorporated herein by reference:

Focused General Plan Update
Consistency Criterion 1. As demonstrated under Threshold AQ-b in the PEIR, Project construction and operational emissions would exceed applicable regional thresholds for criteria pollutants.

Although Mitigation Measure MM AQ-1 would reduce emissions, exceedances could still occur, and certain emission sources (e.g., mobile and area sources) are not fully within the City’s regulatory authority. As a result, the Project could contribute to existing air quality violations or delay attainment of applicable standards.

Consistency Criterion 2. The Project would accommodate development intensity beyond that assumed in the applicable Air Quality Management Plan (AQMP) growth forecasts. Although the Project promotes compact, mixed-use development consistent with regional planning objectives, the increase in development potential exceeds the assumptions used in the AQMP emissions inventory and forecasts.

Because the Project does not satisfy one or both AQMP consistency criteria, it would conflict with or obstruct implementation of the applicable air quality plan.

Brea Core Specific Plan
Consistency Criterion 1. As concluded below in Threshold AQ-b, the BCSP would not exceed the South Coast AQMD thresholds during construction or operation. Therefore, the BCSP would not conflict with Consistency Criterion 1.

Findings of Fact 75 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Consistency Criterion 2. Similar to the Focused GPU, the BCSP would accommodate additional residential and non-residential development beyond what is currently planned for the area under the 2003 General Plan. Growth would primarily be in the mixed-use category, consistent with regional goals for compact, mixed-use development. However, because growth would occur beyond the current air quality forecast for the AQMP, the BCSP would not be consistent with Consistency Criterion 2.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.2, Air Quality, and Appendix D1, Air Quality/GHG Data.

Mitigation Measures
MM AQ-1 Site-Specific Air Quality Analysis and Best Management Practices. Prior to the issuance of a grading or construction permit for individual development projects that are not exempt from California Environmental Quality Act (CEQA), and in conjunction with any required CEQA review, future project applicants shall submit to the City of Brea Planning Division documentation that the project is consistent with the South Coast Air Quality Management District (South Coast AQMD) mass daily significance thresholds and localized significance thresholds (LSTs) for criteria air pollutant emissions during construction. A project-specific Air Quality Analysis quantifying the potential air emissions of project construction shall be prepared by a qualified air quality professional. This Air Quality Analysis shall demonstrate that criteria air pollutant emissions are below the South Coast AQMD mass daily significance thresholds and LSTs. If the Air Quality Analysis cannot demonstrate that the project is below the South Coast AQMD thresholds before mitigation, the project applicant shall implement practices to reduce VOC and NOX emissions to the extent necessary to reduce emissions to below South Coast AQMD thresholds. Best management practices may include, but are not limited to:
• Use equipment with engines that meet, at a minimum, the Tier 4 Final California Emissions Standards, or electric-powered equipment.
• Use architectural coatings that meet “Super-Compliant” VOC standards (as defined in South Coast AQMD Rule 1113) and California Green Building Standards Code (CALGreen) requirements under the mandatory measures, or pre-coated materials such as bathroom stall dividers, and metal awnings.
• Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes. Provide clear signage that posts this requirement for workers at the entrances to the site and at construction offices/trailers. • Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determined to be running in proper condition before it is operated.

Findings of Fact 76 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan The project applicant shall provide documentation to the City of Brea detailing the measures that would be implemented and that mitigated emissions would be below South Coast AQMD thresholds. Measures shall be included in project construction documents, and contractors and subcontractors shall implement the applicable South Coast AQMD measures.

5.2.1.2 Threshold AQ-b
The Proposed Project could result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non-attainment under an applicable Federal or State.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(3), the City finds that the Project could result in a cumulatively considerable net increase of any criteria pollutant. Although Mitigation Measure MM AQ-1 would reduce the Project’s air quality impacts, it would not reduce this impact to a less-than-significant level. Therefore, the impact would remain significant and unavoidable.

Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings:

The following facts support the above finding and are based on the PEIR, which is incorporated herein by reference.

Focused General Plan Update
The Project was evaluated using regional thresholds established by the South Coast Air Quality Management District for criteria pollutants for which the South Coast Air Basin is in nonattainment (including VOC, NOx, PM₁₀, and PM₂.₅).

Construction
Buildout of development under the Project would generate construction-related emissions that could exceed applicable regional thresholds for VOC and NOx. While Mitigation Measure MM AQ-1 would require project-level analysis and implementation of best management practices, the specific timing, intensity, and equipment associated with future construction are not known at the program level. Therefore, it cannot be demonstrated that emissions would be reduced below applicable thresholds.

Operation
Long-term operation of development under the Project would increase emissions from mobile, area, and energy sources. As shown in the PEIR, operational emissions could exceed regional Findings of Fact 77 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan thresholds for VOC and particulate matter due to increases in vehicle trips, consumer product use, and other emission sources associated with planned growth.

Exceedance of applicable regional thresholds is considered cumulatively considerable because the Project is located within a nonattainment air basin and would contribute to regional pollutant burdens. Although mitigation would reduce emissions, it would not ensure that all future projects consistent with the Project would avoid exceeding applicable thresholds. Accordingly, the Project’s contribution to cumulative air quality impacts would remain cumulatively considerable.

Health impacts of Criteria Air Pollutants
Consistent with Sierra Club v. County of Fresno (2018) 6 Cal.5th 502, the PEIR qualitatively evaluates the relationship between criteria pollutant emissions and potential health effects. Due to the programmatic nature of the Project and the regional formation characteristics of certain pollutants (e.g., ozone), precise quantification of localized health impacts is not feasible at this stage. Such analysis would be conducted, as appropriate, at the project level.

Future individual projects would need to compare project emissions to the localized significance thresholds (LSTs) to determine if a potential localized impact would occur. This impact would be potentially significant.

Brea Core Specific Plan
Construction
As shown in Table 4.2-9, Estimated Brea Core Specific Plan Maximum Daily Construction Emissions (pounds/day), of the PEIR, construction emissions estimates indicate that development allowed under the BCSP would not result in significant air emissions during individual phases of construction.

The BCSP’s contribution to Focused GPU emissions is evaluated below in Section 4.2.5.2, Cumulative Threshold AQ-b.

Operation
As shown in Table 4.2-10, Net Change in BCSP Operational Emissions, of the PEIR, operational emissions for buildout of the BCSP would have the potential to exceed the South Coast AQMD threshold for VOC and particulate matter emissions, primarily due to the potential increase in the use of hearths and consumer products from increased development, followed by landscape equipment and mobile emissions. Therefore, direct impacts would be potentially significant.

Health impacts of Criteria Air Pollutants
Findings of Fact 78 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan As with the Focused GPU analysis, specifics of individual future projects are unknown, and future individual projects would need to compare project emissions to the LSTs and project-specific analysis would be required to determine if localized impacts would occur. This impact would be potentially significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.2, Air Quality, and Appendix D1, Air Quality/GHG Data.

5.2.1.3 Cumulative Impact Determination
Threshold AQ-a
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(3), that the Project’s contribution to cumulative air quality impacts is cumulatively considerable. Although Mitigation Measure MM AQ-1 would reduce the Project’s contribution, it would not reduce the impact to a less-than-significant level. Therefore, the Project would result in a significant and unavoidable cumulative air quality impact.

Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan As set forth in the PEIR, the Project would not be consistent with the 2022 Air Quality Management Plan because it could generate emissions exceeding applicable regional thresholds and accommodate growth beyond AQMP assumptions. Such inconsistency indicates a conflict with regional strategies for attaining air quality standards in a nonattainment basin. Although Mitigation Measure MM AQ-1 would reduce emissions, it would not ensure consistency with the AQMP or reduce impacts to a less than significant level. Accordingly, the impact is significant and unavoidable.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.2, Air Quality, and Appendix D1, Air Quality/GHG Data.

Threshold AQ-b
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(3), that the Project’s contribution to cumulative air quality impacts is cumulatively considerable. Although Mitigation Measure MM AQ-1 would reduce the Project’s contribution, it would not reduce the impact to a less-than-significant level. Therefore, the Project would result in a significant and unavoidable cumulative air quality impact.

Findings of Fact 79 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan As demonstrated in the PEIR, construction and operational emissions associated with the Project could exceed applicable regional thresholds established by the South Coast Air Quality Management District for criteria pollutants in a nonattainment air basin. Consistent with South Coast AQMD guidance, exceedance of these thresholds constitutes a cumulatively considerable contribution to regional air quality impacts. Although Mitigation Measure MM AQ-1 would reduce emissions, it would not ensure that emissions would be reduced below applicable thresholds.

Accordingly, the impact is significant and unavoidable.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.2, Air Quality, and Appendix D1, Air Quality/GHG Data.

5.2.1.4 Plan, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

Refer to PPP AQ-1 and PPP AQ-2 in Section 5.1.2.3.

5.2.1.5 Mitigation Measures
MM AQ-1 Site-Specific Air Quality Analysis and Best Management Practices. Prior to the issuance of a grading or construction permit for individual development projects that are not exempt from California Environmental Quality Act (CEQA), and in conjunction with any required CEQA review, future project applicants shall submit to the City of Brea Planning Division documentation that the project is consistent with the South Coast Air Quality Management District (South Coast AQMD) mass daily significance thresholds and localized significance thresholds (LSTs) for criteria air pollutant emissions during construction. A project-specific Air Quality Analysis quantifying the potential air emissions of project construction shall be prepared by a qualified air quality professional. This Air Quality Analysis shall demonstrate that criteria air pollutant emissions are below the South Coast AQMD mass daily significance thresholds and LSTs. If the Air Quality Analysis cannot demonstrate that the project is below the South Coast AQMD thresholds before mitigation, the project applicant shall implement practices to reduce VOC and NOX emissions to the extent necessary to reduce Findings of Fact 80 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan emissions to below South Coast AQMD thresholds. Best management practices may include, but are not limited to:
• Use equipment with engines that meet, at a minimum, the Tier 4 Final California Emissions Standards, or electric-powered equipment.
• Use architectural coatings that meet “Super-Compliant” VOC standards (as defined in South Coast AQMD Rule 1113) and California Green Building Standards Code (CALGreen) requirements under the mandatory measures, or pre-coated materials such as bathroom stall dividers, and metal awnings.
• Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes. Provide clear signage that posts this requirement for workers at the entrances to the site and at construction offices/trailers. • Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determine to be running in proper condition before it is operated.

The project applicant shall provide documentation to the City of Brea detailing the measures that would be implemented and that mitigated emissions would be below South Coast AQMD thresholds. Measures shall be included in project construction documents, and contractors and subcontractors shall implement the applicable South Coast AQMD measures.

5.2.2 Biological Resources

5.2.2.1 Threshold BIO-a
The Proposed Project could have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S.

Fish and Wildlife Service.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts to special-status species, implementation of Mitigation Measures MM BIO-1 through MM BIO-7 would reduce these impacts to a less-thansignificant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan As described in the PEIR, the Project area contains a range of habitats that may support specialstatus plant and wildlife species. Future development facilitated by the Project could result in direct impacts (e.g., habitat removal) and indirect impacts (e.g., disturbance, lighting, and edge effects).

Findings of Fact 81 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Due to the programmatic nature of the Project, the precise location and extent of impacts on sensitive species are not known at this time and would be evaluated at the project level.

Mitigation Measures MM BIO-1 through MM BIO-7 require pre-construction biological surveys, identification of sensitive resources, avoidance and minimization measures, and compliance with applicable federal and state regulations. These measures ensure that where sensitive species are present, impacts would be avoided or minimized and reduced through standard regulatory compliance and project-specific mitigation. With implementation of these measures, impacts to special-status species would be reduced to a less-than-significant level.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

5.2.2.2 Threshold BIO-b
The Proposed Project could have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts to riparian habitat or other sensitive natural community, implementation of Mitigation Measures MM BIO-3 through BIO-5, would reduce these impacts to a less-than-significant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update
The PEIR identifies that sensitive vegetation communities, including riparian and other natural communities, may occur within the Project area and could be affected by future development.

Direct impacts could result from vegetation removal or disturbance, while indirect impacts could include changes in hydrology, erosion, and edge effects. The Project requires site-specific biological surveys to identify sensitive communities prior to development and to determine the extent of potential impacts. Mitigation Measures MM BIO-3 through MM BIO-5 require avoidance and minimization of impacts to sensitive communities and compliance with applicable regulatory requirements. Certain areas within the Project (e.g., previously developed or highly disturbed lands) do not support sensitive communities, which limits the potential for impacts. With implementation of mitigation and regulatory compliance, impacts to sensitive natural communities would be reduced to a less than significant level.

Findings of Fact 82 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Brea Core Specific Plan
Implementation of BCSP would not result in a substantial adverse effect on any riparian and other natural communities. Therefore, no direct impacts would occur.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

5.2.2.3 Threshold BIO-c
The Proposed Project could have a substantial adverse effect on State or Federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts to wetlands, implementation of Mitigation Measures MM BIO-1, and MM BIO-8 and MM BIO-9, would reduce these impacts to a less-than-significant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan The PEIR identifies aquatic resources within the Project area that may be subject to federal and state jurisdiction. Future development could result in direct impacts (e.g., fill or removal) or indirect impacts (e.g., changes in hydrology or water quality) to these resources. Mitigation requires sitespecific delineation of jurisdictional waters where present and compliance with applicable permitting requirements. Required permits and mitigation measures would ensure avoidance, minimization, and, where necessary, compensation for impacts to jurisdictional resources.

Compliance with stormwater regulations and best management practices would reduce indirect impacts related to erosion and runoff. With implementation of mitigation and regulatory compliance, impacts to wetlands and other jurisdictional waters would be reduced to a less than significant level.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

5.2.2.4 Threshold BIO-d
The Proposed Project could interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

Findings of Fact 83 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts to wildlife movement, migratory corridors, or nursery sites, implementation of Mitigation Measures MM BIO-1 and MM BIO-3 through MM BIO-6, would reduce these impacts to a less-than-significant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan As described in the PEIR, portions of the Project area may function as wildlife movement corridors or provide habitat connectivity between larger habitat areas. Development could result in fragmentation, barriers to movement, or disturbance that could affect wildlife movement and use of nursery sites. The Project requires project-specific biological surveys to identify wildlife corridors and habitat linkages prior to development, particularly in northeast portion of the Project area.

Mitigation measures require avoidance and minimization of impacts, as well as project-level evaluation to ensure that connectivity is maintained where present. Compliance with applicable regulations and implementation of best management practices would reduce indirect impacts such as lighting, noise, and human disturbance. With implementation of mitigation, impacts to wildlife movement and habitat connectivity would be reduced to a less than significant level.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

5.2.2.5 Threshold BIO-e
The Proposed Project could conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts related to local policies or ordinances protecting biological resources, implementation of Mitigation Measures MM BIO-1 through BIO-9 would reduce these impacts to a less-than-significant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan The PEIR identifies that impacts to biological resources could result in potential conflicts with applicable local policies and ordinances. The Project includes policies and regulatory requirements that support the protection of biological resources, including habitat conservation and maintenance of ecological functions. Mitigation Measures MM BIO-1 through MM BIO-9 require Findings of Fact 84 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan identification of resources, avoidance and minimization, and compliance with applicable regulations and permitting requirements. Implementation of these measures ensures consistency with applicable local policies and ordinances protecting biological resources. With implementation of mitigation and compliance with existing regulatory frameworks, impacts would be reduced to a less than significant level.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

5.2.2.6 Cumulative Impact Determination
Threshold BIO-a
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to special status biological resources would be less than significant with implementation of Mitigation Measures MM BIO-1 through MM BIO-7, and no significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Cumulative projects within the vicinity of the Project area would have the potential to result in impacts to sensitive plant and wildlife species, including loss of habitat. However, with implementation of Mitigation Measures MM BIO-1 through MM BIO-7, impacts would be reduced to a less-than-significant level.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

Threshold BIO-b
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to riparian habitat or other sensitive natural community would be less than significant with implementation of Mitigation Measures MM BIO-1, MM BIO-3, MM BIO-4 and MM BIO-5, and no significant and unavoidable impacts would occur.

Findings of Fact 85 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Cumulative projects in the vicinity of the Proposed Project area would have the potential to result in impacts associated with riparian habitat and other sensitive natural communities through direct and indirect loss or degradation. However, individual project’s contribution to impacts on riparian habitat and other sensitive natural communities would not be cumulatively considerable with implementation of Mitigation Measures MM BIO-1, MM BIO-3, MM BIO-4 and MM BIO-5.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

Threshold BIO-c
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to wetlands would be less than significant with implementation of Mitigation Measures MM BIO-1, MM BIO-8, and MM BIO-9, and no significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Cumulative projects located in the vicinity of the Proposed Project area would have the potential to result in a cumulative impact associated with Federally or State protected aquatic resources.

However, applicable projects in the City and in the SOI, and in surrounding cities and counties, are required to comply with existing regulatory requirements and obtain applicable permits from the U.S. Army Corps of Engineers, RWQCB, and California Department of Fish and Wildlife. Therefore, the Proposed Project would not result in cumulatively considerable impacts with implementation of Mitigation Measures MM BIO-1, MM BIO-8, and MM BIO-9.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

Threshold BIO-d
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to wildlife species or migratory wildlife corridors would be less than significant with implementation of Mitigation Measures MM BIO-1, MM BIO-3, MM BIO-4, MM BIO-5 and MM BIO-6, and no significant and unavoidable impacts would occur.

Findings of Fact 86 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Cumulative projects located within the vicinity of the Proposed Project area would have the potential to result in a cumulative impact associated with wildlife movement corridors and habitat linkages. However, individual projects facilitated by the Proposed Project would be required to implement project-specific mitigation measures (MM BIO-1, MM BIO-3, MM BIO-4, MM BIO-5 and MM BIO-6) to reduce impacts to wildlife corridors or habitat linkages to below a level of significance. Therefore, the Proposed Project would not contribute to a cumulatively significant impact with mitigation.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

Threshold BIO-e
Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to conflict with local policies or ordinances protecting biological resources would be less than significant with implementation of Mitigation Measures MM BIO-1 through BIO-9, and no significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Cumulative projects located in the vicinity of the Proposed Project area would have the potential to result in a cumulative impact associated with conflicts with local policies or ordinances. However, the Proposed Project’s contribution would not be cumulatively considerable with implementation of Mitigation Measures MM BIO-1 through BIO-9.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.3, Biological Resources, and Appendix E, Biological Resources Technical Report.

5.2.2.7 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

PPP BIO-1 Potential direct/indirect impacts to common and sensitive bird and raptor species will require compliance with the CFGC, Section 3503. Construction outside the nesting Findings of Fact 87 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan season (between September 16 and January 14) does not require pre-removal nesting bird surveys. If construction is proposed between January 15 and September 15, a qualified biologist must conduct a nesting bird survey(s) no more than 7 days prior to initiation of grading to document the presence or absence of nesting birds within or directly adjacent (100 feet) to the project site. The survey(s) will focus on identifying any raptors and/or bird nests that are directly or indirectly affected by construction activities. If active nests are documented, species-specific measures shall be prepared by a qualified biologist and implemented to prevent abandonment of the active nest.

At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. The perimeter of the nest-setback zone shall be fenced or adequately demarcated with stakes and flagging at 20-foot intervals, and construction personnel and activities restricted from the area. A survey report by a qualified biologist verifying that no active nests are present, or that the young have fledged, shall be submitted to the City of Brea for review and approval prior to initiation of grading in the nest-setback zone. The qualified biologist shall serve as a construction monitor during periods when construction activities occur near active nest areas to ensure that no inadvertent impacts on these nests occur. A final monitoring report of the findings, prepared by a qualified biologist, shall be submitted to the City of Brea documenting compliance with the CFGC. Any nest permanently vacated for the season would not warrant protection pursuant to the CFGC.

PPP BIO-2 Development implemented under the Proposed Project will be subject to the BCC Chapter 20.74, Tree Preservation, and preserve and propagate the protected trees as defined therein.

PPP BIO-3 Development implemented under the Proposed Project is required to remove, plant, replace, and maintain street trees in accordance with the BCC Chapter 12.20, Street Trees.

PPP BIO-4 Development implemented under the Proposed Project is required to comply with the California Building Code and all other applicable laws, rules, and regulations governing grading in the City of Brea.

PPP BIO-5 Development implemented under the Proposed Project will implement Design Guidelines and Development Regulations and Standards. All subsequent development within the Project area is required to conform with the provisions discussed in the design and development sections.

Findings of Fact 88 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.2.2.8 Mitigation Measures
Sensitive Plant
MM BIO-1 Pre-project/Activity Biological Resources Survey/Habitat Assessment. For project sites within vegetation communities and land covers other than “Urban/Developed,” as shown on Figure 4.3-2, Vegetation Communities and Land Cover Types, of this Program Environmental Impact Report for the Brea 2050: Focused General Plan Update and Brea Core Specific Plan, the following requirements shall apply.

Prior to any site disturbance, including grading, vegetation clearing, or fuel modification and prior to the issuance of any construction or clearing, grading, or construction permits for individual development projects that are not exempt from California Environmental Quality Act (CEQA), and in conjunction with any required CEQA review, the future project applicant shall submit one or more documents to the City of Planning Division for review and approval, demonstrating that the project site does not contain native vegetation, sensitive plants, or undisturbed soils. Examples of acceptable documentation include, but are not limited to, the following:
• Aerial photographs (historic and current) showing grading, building footprints, paving, and landscaped areas over time to support ornamental status, existing landscape plans.
• Photographic documentation consisting of georeferenced or dated photographs. • Landscaping plans or as-built drawings demonstrating that vegetation was intentionally planted as part of site development.
• Field survey results prepared by a qualified biologist confirming that existing plant species are ornamental and non-native.

Within the future site-specific project areas exhibiting native vegetation, a site-specific biological resources survey shall be conducted during the project design phase.

The biological resources survey and habitat assessment shall be conducted by a qualified biologist and shall include but not be limited to the following:
• An analysis of available literature and biological databases, such as the California Natural Diversity Database, to determine sensitive biological resources that have been reported historically from the Proposed Project vicinity. • A review of current land use and land ownership within the project vicinity. • An assessment and mapping of vegetation communities present within the project vicinity. If vegetation community mapping has not been conducted on the site in the previous three years, updated vegetation mapping shall be conducted by a qualified biologist as part of the project planning and environmental review process. Vegetation communities shall be mapped according to the Manual of Findings of Fact 89 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan California Vegetation at the alliance level, and a crosswalk table with Holland vegetation communities shall be provided.
• A general assessment of the potential for aquatic resources, including wetlands and riparian habitats, to occur on site.
• An evaluation of potential local and regional wildlife movement corridors and an assessment of functions and value retention using online wildlife agency habitat connectivity maps and on-site evaluations.
• A focused habitat assessment to determine if the project site supports vegetation communities that may provide habitat for plant or wildlife species, to be conducted by a qualified biologist, to determine the potential for sensitive plant or wildlife species to occur in or adjacent to the project site. • If the project site supports sensitive vegetation communities, the project proponent shall implement the following weed control methods to minimize the establishment and spread of non-native and invasive weed species in the project site during construction activities:
− Seeds and plant materials used for revegetation shall be certified weed-free. − Straw materials, such as those used for erosion control, shall be certified weed-free.

The results of the biological survey shall be presented in a biological technical report.

The survey report shall map and describe the location and extent of observed sensitive resources, including sensitive vegetation communities, regional wildlife movement corridors, plant, and wildlife species within the areas of potential direct and indirect effects for each project area, direct and indirect impacts associated with construction and operation of a project, and the need for further survey, monitoring, or mitigation, including measures pursuant to Mitigation Measures MM BIO-2, MM BIO-3, MM BIO-4, MM BIO-5, MM BIO-6, and MM BIO-7 of this Program Environmental Impact Report.

The biological technical report shall be submitted to and approved by the City of Brea prior to issuance of grading permits. The report shall incorporate applicable mitigation measures (MM BIO-2 through MM BIO-9) to reduce any potentially significant impacts to biological resources.

MM BIO-2: Focused Sensitive Plant Species Surveys. If recommended by the Biological Resources Survey/Habitat Assessment prepared pursuant to Mitigation Measure MM BIO-1, prior to any site disturbance, including grading, vegetation clearing, or fuel modification, focused surveys for future site-specific development shall be conducted, as applicable, in suitable habitat, to determine presence/absence of sensitive plant species on the project site. Focused sensitive plant surveys shall be conducted during the species’ specific blooming periods to determine presence/absence. If sensitive plant species are mapped within any proposed Findings of Fact 90 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan construction, access, or staging areas, these species shall be quantified and flagged, and these areas shall be modified to avoid direct impacts to mapped sensitive plant species. If significant impacts to these species are unavoidable, the impact on these species shall be reduced to a less-than-significant level through implementation of one or a combination of the following actions, in accordance with a Conceptual Restoration Plan or acquisition of mitigation credits, reviewed and approved by the City of Brea:
• Impacted plants shall be salvaged and relocated to suitable habitat in an on-site restoration area, if possible. If relocation to a restoration area is not practical, the plants shall be relocated off-site to an appropriate location determined by a qualified biologist.
• Seeds from impacted plants shall be collected for use at a local off-site location, as applicable.
• Off-site habitat that supports the species impacted shall be enhanced or supplemented with seed collected on site.
• Comparable habitat at an approved off-site location shall be determined by a qualified biologist and preserved for relocation, enhancement, or transplant of the impacted sensitive plants.

Mitigation that involves relocation, enhancement, or transplant of sensitive plants shall include all the following:
• Conceptual planting plan prepared by a qualified biologist including grading, planting specifications, and, if appropriate, temporary irrigation. • Planting specifications and fencing and signage to discourage unauthorized access of the planting site.
• Monitoring program prepared by a qualified biologist with clearly stated goals and objectives and well-defined performance standards that result in no net loss of sensitive plant resources. Final success criteria shall be determined based on quality, quantity, and species of plant impacted and in consultation with California Department of Fish and Wildlife and U.S. Fish and Wildlife Service depending on the status of the species. The monitoring program will include measures for adaptive management detailing remedial actions if success criteria are not met in the monitoring time frame. Remedial actions may include, but are not limited to, supplemental water, replanting, and herbivore deterrents/protections.

MM BIO-3 Sensitive Vegetation Communities Impacts Mitigation. If recommended by the Biological Resources Survey/Habitat Assessment prepared pursuant to Mitigation Measure MM BIO-1, prior to any site disturbance, including grading, vegetation Findings of Fact 91 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan clearing, or fuel modification, a biological survey shall be conducted to ground-truth and/or update vegetation communities. Vegetation communities and land cover types will be verified in the field during the required biological survey and will be mapped for impact analysis. Any direct impacts to sensitive vegetation communities require mitigation to comply with California Department of Fish and Wildlife authorizations, as well as the ratios defined in any State or Federal permit(s) issued for the project.

Potential direct permanent impacts to sensitive vegetation communities resulting from project implementation shall be mitigated prior to any vegetation clearing or ground-disturbing activities within the site-specific areas. Mitigation shall be provided at a minimum of 1:1 and to the extent feasible located in the same ecological region or watershed, and functionally equivalent or superior in habitat value. Mitigation shall be fulfilled through one of the following options:
a. Compensatory mitigation for temporary impacts to sensitive habitats shall be satisfied through the acquisition of mitigation bank credits via a resource agencyapproved mitigation site within the site’s specific watershed or by acquisition of other off-site mitigation credits to be identified and selected in coordination with CDFW. Prior to implementation of project construction impacts (e.g., vegetation clearing or ground-disturbing activities) that would require compensatory mitigation, documentation demonstrating the availability of mitigation credits (i.e., credit ledger) at the approved mitigation site must be submitted to the City of Brea for confirmation; or
b. If credits are not available at a resource agency-approved mitigation site within the site’s specific watershed or through other off-site mitigation credits, implementation of habitat creation, restoration, enhancement, or preservation shall occur through a Habitat Mitigation and Monitoring Plan developed by a qualified biologist. Under this option, a Habitat Mitigation and Monitoring Plan shall be provided and prepared to achieve no net loss of the resource, be timed in relation to project impacts, and comply with Federal and State mitigation requirements.

When proposed mitigation involves habitat enhancement, restoration or creation, the Habitat Mitigation and Monitoring Plan shall include all of the following information:
• Conceptual planting plan including planting zones, grading, and irrigation. • Seed mix/planting palette.
• Planting specifications.
• Monitoring program prepared by a qualified biologist including success criteria that ensure no net loss of sensitive vegetation communities. Final success criteria shall be determined based on quality, quantity, and type of habitat impacted and in consultation with CDFW. The monitoring program shall include measures for Findings of Fact 92 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan adaptive management plan detailing remedial actions if success criteria are not met in the monitoring time frame. Remedial actions may include, but are not limited to, supplemental water, replanting, and herbivore deterrents/protections.

For mitigation that involves habitat acquisition, the Habitat Mitigation and Monitoring Plan shall include all the following:
• Location of proposed acquisition.
• Description of the biological resources to be acquired, including support for the conclusion that the acquired habitat mitigates for the specific maintenance impact. • Documentation that the mitigation area would be adequately preserved and maintained in perpetuity through conservation easements or similar mechanisms.

The identification of mitigation site credits shall be provided to the City of Brea and shall include the following:
• Location of approved mitigation site.
• Description of the mitigation credits to be acquired, including substantial evidence that the acquired habitat mitigates for the specific maintenance impact. • Documentation of the credits that are associated with a mitigation bank, which has been approved by the appropriate resource agencies. • Documentation in the form of a current mitigation credit ledger.

MM BIO-4: Habitat Restoration for Temporary Impacts. If recommended by the Biological Resources Survey/Habitat Assessment prepared pursuant to Mitigation Measure MM BIO-1, temporary impact areas shall be restored to pre-construction topographic contours and conditions, including the revegetation of native plant communities, where appropriate, following disturbance and prior to project completion. Habitat restoration and erosion control treatments shall be installed within these short-term impact areas. A Revegetation Plan shall be prepared and shall include site preparation specifications, a plant palette, installation procedures, development of reasonable success criteria, appropriate monitoring and reporting protocols, implementation timelines, and contingency measures and adaptive management in the event of restoration failure. The Revegetation Plan shall be submitted to and approved by the City of Brea. Habitat revegetation shall feature native species that are typical of the area, and associated erosion control best management practices shall include silt fence and microplastic- and weed-free straw fiber rolls, where appropriate. The revegetation areas shall be monitored and maintained by a qualified biologist or restoration specialist for 25 months to ensure adequate establishment and sustainability of the plantings/seedings.

Findings of Fact 93 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Where a project activity involves potential disturbance of non-native invasive plant species (as identified by the California Invasive Plant Council), these plants shall be entirely removed immediately, where feasible, and the removal shall be monitored by the qualified monitoring biologist to ensure that dispersal of propagules (e.g., seeds and stems) are avoided or minimized. Where removal of plant roots is not feasible (e.g., where erosive flows are predicted), aboveground plant material shall be fully removed and monitored by the qualified monitoring biologist. Where aboveground plant material cannot be removed (e.g., due to limited access), herbicides shall be applied by a licensed pest control advisor, using chemicals permitted as safe within aquatic environments.

Sensitive Wildlife Species
MM BIO-5: Qualified Monitoring Biologist. If recommended by the Biological Resources Survey/Habitat Assessment prepared pursuant to Mitigation Measure MM BIO-1, a qualified monitoring biologist shall be retained to implement required monitoring.

The qualified monitoring biologist shall be responsible for the following monitoring and reporting tasks:
a. Biological Construction Mitigation/Monitoring Exhibit. Prior to site disturbance, including grading, vegetation clearing, or fuel modification within the future site-specific project areas that have potential to contain sensitive biological resources, the qualified monitoring biologist shall submit a Biological Construction Mitigation/Monitoring Exhibit, which includes limits of work, proposed monitoring schedule, bird, focused sensitive species, or other wildlife surveys/survey schedules (including general bird nesting and U.S. Fish and Wildlife Service protocol), timing of surveys, bird construction avoidance areas/noise buffers/barriers, other impact avoidance areas, and any subsequent requirements determined by the qualified monitoring biologist. The Biological Construction Mitigation/Monitoring Exhibit shall include the construction site plan, written and graphic depiction of the project’s biological mitigation/monitoring program, and a schedule for construction activities. Where the potential for impacts to biological resources is limited (e.g., construction within a footprint that consists entirely of previously developed or disturbed lands), the Biological Construction Mitigation/Monitoring Exhibit may be limited to a pre- and post-maintenance verification inspection by a qualified biologist.

For highly sensitive resource areas with documented sensitive biological and aquatic resources present, full-time biological monitors may be required, as determined by a qualified biologist. The Biological Construction Mitigation/Monitoring Exhibit shall be approved by the City of Brea prior to the start of construction.

Findings of Fact 94 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan b. Resource Marking/Protection. Prior to site disturbance within the future sitespecific project area, the qualified monitoring biologist shall supervise the placement of orange construction fencing or similar visible marker, staking, or flagging along the limits of the construction area adjacent to sensitive biological habitats, as shown on the Biological Construction Mitigation/Monitoring Exhibit to ensure crews remain within the approved construction limits. These demarcations shall not be required for areas with existing barriers, such as chainlink fencing, along the limits or facilities that are within or adjacent to developed and non-sensitive habitat areas. This task shall include flagging plant specimens and delineating buffers to protect sensitive biological resources (e.g., habitats, sensitive plant and wildlife species, including nesting birds) prior to construction. c. Cover Trenches. The qualified monitoring biologist shall oversee the construction site so that cover and escape routes for wildlife from excavated areas shall be provided daily. All trenches, holes, and excavations during construction shall be covered at night as directed by the monitoring biologist with plywood, metal plates, or other means, and if plastic sheeting is used, the edges must be covered with soils such that small wildlife cannot access the excavated hole. Soil piles shall be covered at night to prevent wildlife from burrowing in. The edges of the sheeting shall be weighed down by sandbags. These areas may also be fenced to prevent wildlife from gaining access. Exposed trenches, holes, and excavations shall be inspected twice daily (i.e., each morning and before sealing the exposed area) by the qualified monitoring biologist to monitor for wildlife entrapment. Excavations shall provide an earthen ramp to allow for a wildlife escape route. The qualified monitoring biologist shall verify that the contractor has covered all steep-walled trenches or excavations prior to the end of construction daily. If wildlife species are encountered within any trenches or excavated areas, the qualified monitoring biologist shall remove them, if possible, or provide them with a means of escape (e.g., a ramp or sloped surface at no greater than a 30-degree angle) and allow the species to disperse. In addition, the qualified monitoring biologist shall provide training to construction personnel to increase awareness of the possible presence of wildlife beneath vehicles and equipment and to use best judgment to avoid killing or injuring wildlife (refer to Mitigation Measure BIO-5e).
d. Structure and Tree Clearance. Prior to the issuance of any permit to allow for the removal or demolition of trees and existing structures within the survey area (particularly any ornamental trees and existing buildings in the developed land areas), the qualified monitoring biologist shall conduct clearance surveys to flush out any wildlife species nesting, roosting, or otherwise occupying the trees or structures. If wildlife species are encountered within any of the trees or Findings of Fact 95 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan structures (outside the general bird nesting season), the qualified monitoring biologist shall remove them, if possible, or provide them with a means of escape and allow the species to disperse. If tree-roosting bats are suspected, slow removal by gently pushing the tree over with heavy equipment is required. e. Pre-Construction Meeting/Education. Prior to site disturbance where the site plan for the construction area indicates that significant impacts to biological resources may occur, as determined by a qualified biologist, a pre-construction meeting shall be held on site with the following in attendance: City of Brea representative (project planner and building inspector), the construction contractor (if applicable), and the qualified monitoring biologist. At this meeting, the qualified monitoring biologist shall identify and discuss the construction protocols that apply to the proposed activities and the sensitive nature of the adjacent habitat with appropriate project personnel.

At the pre-construction meeting, the qualified monitoring biologist shall submit to the City of Brea representatives and construction contractor a copy of the Biological Construction Mitigation/Monitoring Exhibit that identifies areas to be protected, fenced, and monitored. This data shall include all buffer limits, if applicable.

Prior to the start of construction activities, the qualified monitoring biologist shall meet with the construction contractor and crew and conduct an on-site educational session regarding the need to avoid impacts outside the approved construction footprint and to protect sensitive plants and wildlife that may occur at the specific facility. This may include but not be limited to explanations of the bird and wetland buffers, the flag system for removal of invasive species or retention of sensitive plants, and clarification of acceptable access routes/methods and staging areas.
f. Biological Monitoring and Reporting. The qualified monitoring biologist with stop work authority shall inspect/monitor the project construction area in accordance with the approved Biological Construction Mitigation/Monitoring Exhibit. This may be limited to pre- and post-maintenance inspections, weekly visits, or full-time monitoring, as determined by the qualified monitoring biologist and the City of Brea.

The qualified monitoring biologist shall document monitoring events via a Consultant Site Visit Record. This record shall be sent to the City of Brea project manager each month. However, if weekly reports are submitted as part of a separate agency permit requirement, these reports may be forwarded to the City of Brea in place of Consultant Site Visit Record submittals.

If no deviations from the construction site plan occur during maintenance, no additional documentation is required. However, if deviations from the site plan Findings of Fact 96 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan do occur, such as unanticipated impacts to sensitive vegetation communities or unanticipated discharge of pollutants, a Final Monitoring Report shall be prepared within 3 months following the completion of mitigation monitoring detailing maintenance and monitoring that occurred, and any remedial or compensatory measures taken.

MM BIO-6: Focused Sensitive Wildlife Species Surveys. If recommended by the Biological Resources Survey/Habitat Assessment prepared pursuant to Mitigation Measure MM BIO-1, prior to any site disturbance, including grading, vegetation clearing, or fuel modification, focused surveys for future site-specific development shall be conducted, as applicable, in suitable habitat, to determine presence/absence of sensitive wildlife species within the proposed survey area. If sensitive wildlife species or their habitat are present or potentially present based on biological surveys, the following measures shall be implemented.
a. Crotch’s Bumble Bee. Habitat assessment surveys for California Endangered Species Act (CESA) candidate bumble bee species, with a focus on Crotch’s bumble bee, followed the California Department of Fish and Wildlife (CDFW) methodology from the Survey Considerations for CESA Candidate Bumble Bee Species dated June 6, 2023 (CDFW Survey Considerations) (CDFW 2023). If no Crotch’s bumble bees are found during the focused surveys, but the habitat assessment identified suitable nesting, foraging, or overwintering habitat on the project site, recommendations outlined in the CDFW Survey Considerations will be followed, including recommendations that a biological monitor be on site during vegetation or ground-disturbing activities that take place during any of the Queen and Gyne Flight Period and Colony Active Period. If Crotch’s bumble bees are observed, project proponents may propose site-specific measures to avoid take, or consult with CDFW to obtain an Incidental Take Permit (ITP) if take of CESA-protected bumble bees may occur during project activities.
b. Western Spadefoot and Monarch Butterfly. If western spadefoot or monarch butterfly become listed prior to implementation of future site-specific development projects, focused surveys and consultation with the U.S. Fish and Wildlife Service (USFWS) would be necessary.
c. Western Burrowing Owl. If suitable habitat for western burrowing owl is present (annual grassland and agricultural land), a qualified biologist shall conduct focused surveys of the site and a 500-foot buffer, as access allows. If no burrowing owls are identified, no further measures are necessary. If burrowing owls are detected, active burrows shall be avoided using buffers outlined in the Staff Report on Burrowing Owl Mitigation, dated March 7, 2012, issued by CDFW.

If avoidance is not possible, the qualified biologist shall consult with CDFW. No Findings of Fact 97 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan direct disturbance to burrowing owls or their occupied habitat shall occur without appropriate authorization from CDFW.
d. Least Bell’s Vireo. If suitable habitat for least Bell’s vireo is present and clearing, grubbing, grading, or other construction activities may occur between March 15 and September 15, the breeding season of the least Bell’s vireo, a qualified biologist shall conduct focused surveys for the presence of the least Bell’s vireo of the site and areas of potentially suitable habitat within 300 feet or that would be subject to construction noise levels exceeding 60 A-weighted decibels or to the ambient noise level if it already exceeds 60 A-weighted decibel hourly average. If present, measures to minimize noise impacts (such as temporary noise walls/berms) may be required. Noise levels from construction activities during the avian breeding season should not exceed 60 decibels (dBA Leq; or the ambient noise level if they already exceed 60 dBA Leq) at the edge of the occupied habitat. If complete avoidance is not feasible, the qualified biologist shall consult with USFWS. No direct harm to the species shall be allowed without appropriate authorization from USFWS.
e. Southwestern Willow Flycatcher. If suitable habitat for southwestern willow flycatcher is present and clearing, grubbing, grading, or other construction activities may occur between May 15 through September 15, the breeding season of the southwestern willow flycatcher, a qualified biologist shall conduct focused surveys for the presence of the southwestern willow flycatcher of the site and areas of potentially suitable habitat within 500 feet. If the species is determined to be present, consultation per Endangered Species Act with USFWS would be necessary and no activities would occur until authorized by USFWS. No direct harm to the species shall be allowed without appropriate authorization from USFWS.
f. Sensitive Bat Species. If suitable roosting habitat (e.g., riparian habitat, snags, wooden buildings, bridges, etc.) for sensitive bat species is present, a qualified biologist shall conduct subsequent focused surveys no less than 14 days prior to removal or disturbance of vegetation or buildings. The survey shall consist of visual and/or acoustic methods as deemed appropriate by the qualified biologist.

If no bats are detected, no further measures are necessary. If bat species are detected during surveys, a site-specific plan shall be developed by the qualified biologist. The plan may include, as determined by the qualified biologist, delaying removal of roost habitat until after the maternity roosting period and exclusion of bats from roosting habitat prior to removal of habitat. The qualified biologist shall consult with CDFW prior to implementing any exclusion activities. g. Southwestern Pond Turtle. If suitable habitat for southwestern pond turtle is present pursuant to Mitigation Measure MM BIO-1, site-specific measures shall Findings of Fact 98 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan be implemented to avoid impacts, as developed in consultation with a qualified biologist. Measures shall focus on avoiding habitat destruction, protecting individuals during construction, and managing habitat to increase survival though preconstruction surveys, exclusion fencing, biological monitoring, and habitat restoration. Depending on the measures selected, plan approval and conference with the U.S. Fish and Wildlife Service may be required if the action is likely to jeopardize the species’ existence during construction activities. h. Mountain Lion. If suitable habitat for mountain lion is present pursuant to Mitigation Measure MM BIO-1, site-specific measures shall be implemented to minimize habitat loss and fragmentation to improve habitat connectivity and avoid take. These measures shall be developed in consultation with a qualified biologist and may include measures described in the City of Brea General Plan Community Resources Element Policy CR-3e. If presence is established, Resource Agency consultation shall be required to obtain an incidental take permit. i. Other Sensitive Species. Prior to any demolition work, construction, or grading activities within the future site-specific project areas, pre-construction surveys for other sensitive wildlife species, such as reptiles, may be required to determine presence/absence of sensitive wildlife species within the proposed survey area.

MM BIO-7: Focused Nesting Bird Surveys. Project activities that may directly (e.g., vegetation removal, clearing and grubbing, building demolition) or indirectly affect (noise, light, or ground vibration) nesting raptors and other protected avian species shall be timed to avoid the nesting season (January 15 through September 15). If project activities occur within the nesting season, prior to any site disturbance, including grading, vegetation clearing, or fuel modification, the qualified monitoring biologist shall conduct focused surveys for birds in suitable habitat to determine presence/absence. Surveys shall occur within seven (7) days prior to any construction activities or site disturbance within the future site-specific project areas. Focused sensitive bird surveys shall be conducted during the species’ specific nesting seasons to determine presence/absence within the development footprint plus a buffer, if recommended by the qualified monitoring biologist (refer to Mitigation Measure MM BIO-5). The survey report shall map and describe the location and extent of observed sensitive bird species that would be impacted within the areas of potential effect for each project area. If no nesting birds are documented within the individual activity area, construction shall be allowed to proceed. If nesting birds cannot be completely avoided, a no-disturbance buffer shall be established around the active nest, the size of which will be determined by the qualified monitoring biologist based on species of bird and specific construction activities to take place. The size of the buffer can be reduced in consultation with Findings of Fact 99 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan California Department of Fish and Wildlife. Any work within the buffer shall be avoided until the nest is inactive, as determined by the qualified monitoring biologist.

Aquatic Resources
MM BIO-8 Aquatic Resources Delineation. If potentially jurisdictional aquatic resources are identified during pre-project/activity surveys pursuant to Mitigation Measure MM BIO-1, a qualified biologist shall conduct a formal aquatic resources delineation following the methods outlined in the 1987 U.S. Army Corps of Engineers Wetland Delineation Manual and applicable Regional Supplement to the U.S. Army Corps of Engineers Wetland Delineation Manual to map the extent of wetlands and nonwetland waters, determine jurisdiction, and assess potential impacts. The results of the delineation shall be presented in an aquatic resources delineation report. The aquatic resources delineation report shall be used in consultation with the U.S.

Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife for necessary authorization or permit, as described in Mitigation Measure MM BIO-9.

MM BIO-9 Potentially Jurisdictional Aquatic Resources Permitting. Temporary and permanent impacts to the wetland and non-wetland waters potentially under the jurisdiction of the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife, shall be authorized by the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife, as applicable. Approved temporary and permanent impacts to the potentially Federal and State jurisdictional aquatic resources in the project area require compensatory mitigation through proposed on- or off-site habitat restoration, creation, or enhancement to the satisfaction of the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife to achieve a no-net loss of Federal and State jurisdictional wetland and non-wetland waters.

5.2.3 CULTRUAL RESOURCES

5.2.3.1 Threshold CUL-b
The Proposed Project could cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts to archaeological resources, implementation of Findings of Fact 100 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Mitigation Measures MM CUL-1 through CUL-5 would reduce these impacts to a less-thansignificant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update
As described in the PEIR, the Project is a program-level planning document that does not directly authorize ground-disturbing activities but would facilitate future development that could involve excavation and grading. Archaeological resources may be present within the Project area, including both recorded and previously unidentified resources, and may occur at or below the surface in both undeveloped and previously disturbed areas. Future development activities could result in disturbance or destruction of archaeological resources, particularly where prior disturbance has been limited or where resources are buried.

Due to the programmatic nature of the Project, the specific location, extent, and significance of archaeological resources cannot be fully determined at this time and must be evaluated at the project level. Mitigation Measures MM CUL-1 through MM CUL-5 require cultural resources assessments, pre-construction surveys, monitoring where appropriate, and procedures for the identification, evaluation, and treatment of archaeological resources, including inadvertent discoveries. These measures ensure compliance with applicable regulatory requirements and provide for avoidance, minimization, or appropriate treatment of archaeological resources. With implementation of mitigation, impacts to archaeological resources would be reduced to a less than significant level.

Brea Core Specific Plan
The analysis above for the Focused GPU applies to the BCSP. The BCSP itself does not propose any specific development projects; however, future development projects could adversely affect known or unknown archaeological resources, and impacts would be less than significant with implementation of Mitigation Measures MM CUL-1 through MM CUL-5.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.4, Cultural Resources, and Appendix F1, Cultural Resources Data, and Appendix F2 Confidential Cultural Resources Data.

5.2.3.2 Cumulative Impact Determination
Threshold CUL-b
The Proposed Project could cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5.

Findings of Fact 101 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to archaeological resources would be less than significant with implementation of Mitigation Measures MM CUL-1 through MM CUL-5, and no significant and unavoidable impacts would occur.

The City hereby makes Finding 1 and determines that this impact is Less Than Significant with implementation of Mitigation Measures MM CUL-1 through MM CUL-5, as described below. No significant and unavoidable impacts would remain.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Archaeological resources are typically site-specific; however, cumulative impacts may occur through the incremental loss of resources from multiple development projects over time. The Project does not directly approve site-specific development but would facilitate future discretionary projects that could involve ground disturbance. Future projects would be subject to project-level environmental review and compliance with applicable laws and regulations governing archaeological resources, including California Public Resources Code Section 21083.2 and CEQA Guidelines Section 15064.5. Mitigation Measures MM CUL-1 through MM CUL-5 require identification, evaluation, and treatment of archaeological resources at the project level, including implementation of avoidance and minimization measures where feasible. Impacts would be addressed through required mitigation and regulatory compliance on a project-by-project basis, and the Project’s incremental contribution to cumulative impacts would not be cumulatively considerable. Accordingly, cumulative impacts to archaeological resources would be less than significant with mitigation.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.4, Cultural Resources, and Appendix F1, Cultural Resources Data, and Appendix F2 Confidential Cultural Resources Data.

5.2.3.3 Plans, Programs, and Policies
While no mitigation measures have been identified for the above-listed thresholds, the following existing plans, programs, and policies are identified in the Final PEIR as applicable to the Proposed Project.

PPP CUL-3 All construction activities will be conducted in accordance with Section 7050.5 of the California Health and Safety Code regarding the potential discovery of human remains. In the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or Findings of Fact 102 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains until the County Coroner has been contacted. If applicable, the Native American Heritage Commission will be responsible for designating the most likely descendant (MLD), as required by Section 5097.98 of the California Public Resources Code. If the landowner rejects the recommendations of the MLD, the burial location would be determined in compliance with California Public Resources Code, Section 5097.98.

5.2.3.4 Mitigation Measures
Archaeological Resources
MM CUL-1 Archaeological Resources Assessment. Prior to the commencement of projects not exempt under California Environmental Quality Act (CEQA) involving grounddisturbing activities (including grading, excavation, trenching, boring, or demolition extending below existing grade) in areas that have not been previously developed or includes unpaved areas, the project proponent shall provide an Archaeological Resources Assessment as part of project-level CEQA review prepared by a qualified archaeologist. The assessment shall be prepared under the supervision of an archaeologist meeting the Secretary of the Interior’s professional qualifications standards in prehistoric and/or archaeology.

The assessment shall include:
• A California Historical Resources Information System records search at the South Central Coastal Information Center;
• A review of the Native American Heritage Commission Sacred Lands File; and • Evaluation of previous cultural resources investigations and recorded resources within and adjacent to the project site.

MM CUL-2 Inadvertent Discovery. If archaeological resources are encountered during ground disturbing activities, work in the immediate area shall cease and an archaeologist meeting the Secretary of the Interior’s professional qualifications standards in prehistoric and/or archaeology shall be contacted immediately to evaluate the find(s).

If the discovery proves to be significant as determined by the qualified archeologist, procedures outlined in Mitigation Measure MM CUL-6 shall be implemented.

MM CUL-3 Evaluation and Mitigation of Significant Archaeological Resources. If potentially significant archaeological resources are identified under Mitigation Measure MM CUL-1 or MM CUL-2, and avoidance is not feasible, a Phase II Testing and Evaluation Program shall be conducted to determine resource significance prior to ground disturbance. Phase II investigations shall be conducted by a qualified archaeologist Findings of Fact 103 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan and in coordination with affiliated California Native American Tribes, where applicable.

If archaeological resources are determined to be significant or unique and cannot be avoided, appropriate site-specific mitigation shall be implemented, which may include a Phase III Data Recovery Program. Data recovery shall be conducted in accordance with the Office of Historic Preservation’s guidelines, including Archaeological Resource Management Reports: Recommended Contents and Format and Guidelines for Archaeological Research Designs.

MM CUL-4 Construction Monitoring in High-Sensitivity Areas. If the Archaeological Resources Assessment identifies the project site as highly sensitive for archaeological resources, a qualified archaeologist and a Native American monitor, approved by a California Native American Tribe identified by the Native American Heritage Commission as culturally affiliated, shall monitor all ground-disturbing activities in sensitive areas.

Prior to construction, the archaeologist shall conduct a worker environmental awareness training addressing the identification and protection of archaeological resources. The Native American monitor shall be invited to participate.

If archaeological materials are discovered, work shall cease in the vicinity of the discovery until the resources are evaluated by the qualified archaeologist, in coordination with the Native American monitor and affiliated Tribe(s), as appropriate. The treatment and disposition of materials shall be determined through Tribal consultation and may include curation, repatriation, or reinterment.

MM CUL-5 On-Call Archaeological Monitoring in Moderate-Sensitivity Areas. If the Archaeological Resources Assessment identifies the project site as having moderate sensitivity, a qualified archaeologist shall be retained on an on-call basis. Preconstruction training shall be provided to construction personnel regarding procedures for unanticipated discoveries.

If archaeological resources are encountered, construction shall halt in the immediate area, and the on-call archaeologist shall evaluate the discovery and initiate Tribal consultation, where applicable. Appropriate treatment and disposition of materials shall be determined in consultation with affiliated Tribe(s).

Findings of Fact 104 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.2.4 GEOLOGY AND SOILS

5.2.4.1 Impact Finding: Threshold GEO-f
The Proposed Project could directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant impacts to paleontological resources, implementation of Mitigation Measures MM GEO-1 would reduce these impacts to a less-than-significant level. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update
Ground-disturbing activities—particularly in previously undeveloped areas or in locations where future projects may require deeper excavation than historic development—could disturb or destroy known or previously unrecorded paleontological resources. The presence or absence of paleontological resources cannot be confirmed until site-specific geologic investigations are conducted and the extent of ground disturbance is known. With implementation of Mitigation Measures MM GEO-1, impacts would be reduced to a less-than-significant level.

Brea Core Specific Plan
As discussed in the PEIR, the BCSP area is underlain by geologic units that could yield paleontological resources during grading and excavation activities. However, the BCSP area is largely developed and the potential for discovering or destroying previously unrecovered paleontological resources is low. Furthermore, with implementation of Mitigation Measures MM GEO-1, impacts would be reduced to a less-than-significant level.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.6, Geology and Soils.

5.2.4.2 Cumulative Impact Determination
Threshold GEO-f
The Proposed Project would not directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.

Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(1), that the Project’s contribution to cumulative impacts would not be cumulatively considerable. Therefore, cumulative impacts related to paleontological resources Findings of Fact 105 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan would be less than significant with implementation of Mitigation Measure MM GEO-1, and no significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan As discussed in the PEIR, the buildout of the Focused GPU, including the buildout of the BCSP, could result in potentially significant impacts to paleontological resources, and implementation of Mitigation Measure MM GEO-1 would also reduce impacts on paleontological resources to lessthan-significant levels.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.6, Geology and Soils.

5.2.4.3 Mitigation Measures
MM GEO-1 Prior to issuance of a grading permit for any project that would involve grounddisturbing activities greater than current foundations present on a given site underlain by Quaternary (Pleistocene and Holocene) terrestrial deposits or older geologic units, or within areas identified as having high or undetermined paleontological sensitivity, the project proponent shall retain a qualified professional paleontologist meeting the qualifications of the Society of Vertebrate Paleontology to conduct an evaluation to determine the paleontological sensitivity of the geologic units affected by the project and whether ground-disturbing activities would result in a significant impact to paleontological resources according to current Society of Vertebrate Paleontology guidelines. The evaluation shall be submitted to the City of Brea Community Development Department for review and approval.

If evaluation determines that the project has the potential to impact paleontological resources, the City of Brea shall require implementation of paleontological mitigation measures recommended by the qualified professional paleontologist to reduce potential impacts to paleontological resources to a less-than-significant level. These measures may include but not be limited to implementation of a Worker Environmental Awareness Program, on-site paleontological monitoring, and fossil salvage and treatment plans, if applicable. If paleontological resources are discovered during excavation and/or construction activities, construction shall stop within 25 feet of the find, and the qualified professional paleontologist shall be consulted to determine whether the resource requires further study. The paleontologist shall make recommendations to the City of Brea to protect the discovered resources. Any paleontological resources recovered shall be provided Findings of Fact 106 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan for curation at a local curation facility such as the Dr. John D. Cooper Archaeological and Paleontological Center or other appropriate repository. The City of Brea Community Development Department shall review and approve the qualified professional paleontologist’s findings and recommendation.

5.2.5 Greenhouse Gas Emissions

5.2.5.1 Threshold GHG-a
The Proposed Project could generate greenhouse gas (GHG) emissions, either directly or indirectly, that may have a significant impact on the environment.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(3), the City finds that the Project could generate GHG emissions that may have a significant impact on the environment. Although Mitigation Measure MM GHG-1 would reduce the Project’s air quality impacts, it would not reduce this impact to a less-than-significant level. Therefore, the impact would remain significant and unavoidable.

Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings
Focused General Plan Update
As described in the PEIR, the Project is a program-level land use plan that would facilitate future development, resulting in both construction and operational GHG emissions. Construction activities would generate GHG emissions from equipment use, material transport, and site preparation; however, operational emissions would represent the primary long-term source of GHG emissions.

Operational emissions associated with buildout of the Project would exceed applicable thresholds established by the South Coast Air Quality Management District, including both the bright-line threshold and efficiency metrics, primarily due to increases in mobile and energy-related emissions associated with planned growth. Mobile emissions represent the largest source of GHG emissions and are largely influenced by factors outside the City’s control, including regional travel behavior and statewide regulatory programs.

The Project would not result in a substantial increase in per capita vehicle miles traveled; however, total emissions would increase due to population and employment growth. Statewide measures and regulations (e.g., renewable energy standards, vehicle emission standards, and energy efficiency requirements) would reduce GHG emissions over time; however, the extent of reductions attributable to these programs cannot be assured at the project level.

Findings of Fact 107 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Mitigation Measure MM GHG-1 would require incorporation of feasible GHG reduction strategies at the project level; however, because the specific design and intensity of future development are not known, emissions reductions cannot be fully quantified, and mitigation would not ensure consistency with applicable thresholds. No additional feasible mitigation measures are available to further reduce GHG emissions to a less than significant level. Accordingly, the Project’s GHG emissions impact would remain significant and unavoidable.

Brea Core Specific Plan
As described in the PEIR, the BCSP is a plan-level document that would facilitate future development, resulting in both construction and operational GHG emissions. Construction activities associated with buildout of the BCSP would generate GHG emissions from equipment use, material transport, and site preparation. Operational emissions associated with BCSP buildout would include mobile sources, energy consumption (electricity and natural gas), water and wastewater conveyance, and solid waste generation.

As demonstrated in the PEIR, buildout of the BCSP would result in a net increase in GHG emissions compared to existing conditions that exceeds applicable thresholds established by the South Coast Air Quality Management District, including both bright-line and efficiency-based thresholds. Mobile emissions would represent the largest source of GHG emissions and are largely outside the City’s regulatory control. While future development projects under the BCSP would be subject to projectlevel CEQA review and may incorporate design features to reduce emissions, the Project-level reductions cannot be assured at the program level. Although the BCSP would not result in a substantial increase in per capita vehicle miles traveled, total GHG emissions would increase due to planned growth.

The BCSP contributes to overall emissions associated with the broader Project area, and when considered in combination with development under the Focused GPU, emissions would exceed applicable thresholds. Mitigation Measure MM GHG-1 would reduce emissions; however, because the details of future development are not known, the extent of reductions cannot be fully quantified, and impacts would not be reduced to a less than significant level. No additional feasible mitigation measures are available to further reduce GHG emissions. Accordingly, GHG impacts associated with the BCSP would be significant and unavoidable.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.7, Air Quality, and Appendix D1, Air Quality/GHG Data.

Findings of Fact 108 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan

5.2.5.2 Cumulative Impact Determination
Threshold GHG-a:

The Proposed Project could generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment.

Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(3), that the Project’s contribution to cumulative GHG emissions impacts is cumulatively considerable. Although Mitigation Measure MM GHG-1 would reduce the Project’s contribution, it would not reduce the impact to a less-than-significant level. Therefore, the Project would result in a significant and unavoidable cumulative GHG emissions impact.

Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan GHG emissions contribute to global climate change, and their impacts are inherently cumulative in nature. The Project would facilitate long-term development that would result in a net increase in GHG emissions compared to existing conditions.

As demonstrated in the PEIR, Project-related emissions would exceed applicable thresholds, indicating a significant contribution to cumulative GHG emissions. Although Mitigation Measure MM GHG-1 would reduce emissions, the extent of reduction cannot be fully quantified at the program level, and emissions would not be reduced below applicable thresholds. Because the Project would result in emissions above established thresholds and contribute to a global cumulative impact, its incremental contribution is considered cumulatively considerable.

Accordingly, cumulative GHG impacts would be significant and unavoidable.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.7, Air Quality, and Appendix D1, Air Quality/GHG Data.

5.2.5.3 Plans, Programs, and Policies
Refer to PPP GHG-1 through PPP GHG-5 in Section 5.1.6.2.

5.2.5.4 Mitigation Measures
MM GHG-1 GHG Reduction Plan for Future Development. As part of the development review process for individual development projects that are not exempt from CEQA, the Brea Community Development Department shall require a greenhouse gas (GHG) Findings of Fact 109 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan emissions technical analysis prepared by a qualified environmental professional for all projects exceeding 190 single-family dwelling units, 360 multi-family dwelling units, or 56,000 square feet of non-residential square footage.1 If the GHG technical analysis shows that construction- or operational-related GHG emissions project will meet or exceed the South Coast Air Quality Management District Interim California Environmental Quality Act GHG Tier 3 Significance Threshold of 3,000 metric ton carbon dioxide equivalent (MT CO2e) and per capita threshold of 1.5 MT CO2e per service population, a GHG reduction plan shall be prepared to reduce GHG emissions to below the applicable threshold. The GHG reduction plan shall include potential mitigation measures from the California Air Pollution Control Officers Association Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. Mitigation measures shall be selected based on the nature of the project and characteristics of the GHG emission source(s). Potential measures include, but are not limited to the following:
• Transportation and Land Use: Mobile GHG emissions can be mitigated through project site location and design, including:
− Prioritizing infill development with high destination accessibility − Improving destination accessibility
− Orient project toward transit, bicycle, or pedestrian facility − Locate project near bike path/bike lane
− Provide bike parking, especially near transit
− Provide traffic calming measures to encourage pedestrian/bicycle activity − Create urban non-motorized zones
− Construct or improve bicycle and pedestrian facilities − Provide first and last mile services to connect project to existing transit or community services, such as a shuttle program
− Implement preferential parking permit program for ride-share participants − Provide electric vehicle infrastructure beyond California Green Building Standards Code (CALGreen) requirements
− Provide end-of-trip bicycle facilities
− Implement a school pool program
− Implement telecommute and/or alternative work schedule program − Implement commute trip reduction programs
− Implement paid parking
1 Consistent with SCAQMD methodology for the screening levels in Table 3-3 of the Interim CEQA GHG Significance Threshold Draft Guidance Document (SCAQMD 2008), 190 single-family residential units, 360 multi-family residential units, or 56,000 SF of retail development would generate approximately 3,000 MT CO2e annually, assuming default CalEEMod assumptions for Year 2025. See Appendix D for calculation details.

Findings of Fact 110 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan − Replace traffic controls with roundabout where appropriate − Incorporate park-and-ride lots
− Designate zero emissions delivery zones
− Electrify loading docks
− Install hydrogen fueling infrastructure for projects that include a fleet fueling component
• Green Building Measures: Building design beyond CALGreen requirements can reduce GHG emissions from energy and water use. Some strategies include:
− Install whole-house fans.
− Install energy-saving lighting, heating, cooling systems, and appliances. − Design buildings with passive environmental controls to maximize natural heating and cooling.
− Install electric vehicle charging stations to support clean transportation. − Provide on-site renewable energy generation systems and storage − Install electric heat pumps
− Implement yard equipment exchange program
− Provide electric yard equipment compatibility, such as outdoor outlets − Install green or cool roofs
− Provide high efficiency outdoor lighting
− Install cool pavement
− Eliminate the use of natural gas
− Use reclaimed non-potable water for landscaping
− Use gray water
− Require low-flow fixtures
− Design water efficient landscaping
− Participate in waste diversion programs
• Project Construction: GHG emissions from construction can be reduced through sustainable practices such as the following:
− Recycle demolished construction material beyond CALGreen requirements − Source wood materials from urban wood reuse program
− Use local and sustainable building materials
− Use local construction contractors
− Use cleaner-fuel equipment
• Natural/Working Lands: Support carbon sequestration, reduce urban heat island impact, and improve access to local food sources through practices such as the following:
− Make public space available for establishment of a local farmers market − Establish areas available for community gardens
Findings of Fact 111 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan − Expand urban tree planting
− Create new vegetated spaces
− Install permeable surfaces

5.2.6 Noise

5.2.6.1 Threshold NOI-a
The Proposed Project could result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1) and 15091(a)(3), the City finds that, while the Project could result in potentially significant impacts to temporary ambient noise levels during construction, implementation of Mitigation Measure MM NOI-1 would reduce these impacts to a less-than-significant level; and the City further finds that permanent increase in ambient noise levels during operation could increase ambient noise levels associated with roadway traffic under the Focused GPU, which cannot be reduced to a less-than-significant level despite implementation of Mitigation Measure MM NOI-2 and compliance with applicable plans and regulations. Therefore, operational noise impacts would remain significant and unavoidable.

Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings:

Focused General Plan Update
Construction
The Focused GPU could generate substantial temporary increase in ambient noise. However, compliance with the City of Brea Noise Control Ordinance and implementation of Mitigation Measure MM NOI-1, which requires standard construction noise controls (e.g., equipment mufflers, staging, and shielding where feasible), would reduce temporary construction noise impacts to a less-than-significant level.

Operation
Operation noise from the Focused GPU would be subject to regulatory controls such as the Brea Noise Control Ordinance, State regulations, and standard building and design requirements.

Because these sources must comply with applicable noise standards, and because noisegenerating activities would not typically occur simultaneously at levels that would combine to exceed applicable limits, operational noise from stationary and area sources would be less than Findings of Fact 112 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan significant. However, implementation of the Focused GPU would result in potentially significant direct impacts related to permanent increases in vehicle noise, even with implementation of Mitigation Measure MM NOI-2 and existing regulatory requirements. Vehicle noise reduction measures would not necessarily be feasible in all circumstances throughout the City, and impacts would remain significant and unavoidable.

Brea Core Specific Plan
Construction
The BCSP could generate substantial temporary increase in ambient noise. However, compliance with the City of Brea Noise Control Ordinance and implementation of Mitigation Measure MM NOI1 would reduce temporary construction noise impacts to a less than significant level.

Operation
Operation noise from the BCSP would be subject to local and State regulatory controls and impacts would be less than significant. Also, as demonstrated in the PEIR, permanent vehicle noise from implementation of the BCSP would not have the potential to result in a direct permanent increase in noise levels above the threshold on any study area segments. Therefore, operational noise impacts from BCSP would be less than significant without mitigation.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.11, Noise, and Appendix G, Noise Data.

5.2.6.2 Threshold NOI-b
The Proposed Project could result in the generation of excessive groundborne vibration or groundborne noise levels.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that the Project could result in potentially significant groundborne vibration and noise impacts during construction.

However, implementation of Mitigation Measure MM NOI-3 would reduce these impacts to a lessthan-significant level.

The City further finds that operational groundborne vibration and noise impacts would be less than significant without mitigation due to compliance with applicable regulations. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Construction
Findings of Fact 113 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Construction activities associated with future development could generate groundborne vibration from heavy equipment such as graders, loaders, and vibratory rollers. Groundborne vibration attenuates with distance and is influenced by site-specific factors such as soil conditions and building characteristics.

As shown in Table 4.11-10, Vibration Source Levels for Typical Construction Equipment, of the PEIR, a potential impact would occur if future typical construction activities would occur within 100 feet of an adjacent occupied land use or 165 feet if a vibratory roller would be required. Because future project locations, construction methods, and distances to sensitive receptors are not known at the program level, it cannot be ensured that vibration levels would remain below thresholds.

Therefore, construction-related groundborne vibration impacts are potentially significant. However, Mitigation Measure MM NOI-3 requires site-specific evaluation and implementation of vibration control measures (e.g., setbacks, alternative equipment, and monitoring), and with implementation of MM NOI-3, construction vibration impacts would be reduced to a less-than-significant level.

Operation
Operation of future land uses, including industrial uses, could generate groundborne vibration from mechanical equipment or operational activities. However, such uses are subject to Brea City Code Section 20.20.040, which limits vibration to 0.003 in/sec at the property line, consistent with the City’s significance threshold. This regulatory standard is well below levels associated with structural damage (e.g., 0.12 in/sec per Federal Transit Administration guidance). Compliance with the existing regulatory requirement, operational groundborne vibration and noise impacts would be less than significant without mitigation.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.11, Noise, and Appendix G, Noise Data.

5.2.6.3 Cumulative Impact Determination
Threshold NOI-a
The Proposed Project could result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

Finding: Pursuant to CEQA Guidelines Section 15130, the City finds, in accordance with CEQA Guidelines Section 15091(a)(3), that the Project’s contribution to cumulative noise impacts is cumulatively considerable. Although Mitigation Measure MM NOI-1 and MM NOI-2 would reduce the Project’s contribution, it would not reduce the impact to a less-than-significant level. Therefore, the Project would result in a significant and unavoidable cumulative noise impact.

Findings of Fact 114 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan Approval of the Project requires adoption of a Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.

Facts in Support of Findings:

Focused General Plan Update and Brea Core Specific Plan Cumulative noise impacts are primarily driven by regional increases in traffic volumes. The Focused GPU and BCSP, in combination with other reasonably foreseeable development, would increase roadway traffic and associated noise levels.

The PEIR demonstrated that cumulative traffic noise increases would exceed applicable thresholds on certain roadway segments, including segments of Lambert Road and Rose Drive (Table 4.11-8, Existing Plus Future Focused GPU Buildout (2050) Traffic Noise Levels). While the Focused GPU alone would not exceed thresholds in all cases, the incremental contribution of the BCSP results in exceedances, indicating a cumulatively considerable contribution. Although MM NOI-2 would require feasible noise attenuation, physical and practical constraints limit the effectiveness of such measures. Therefore, the Project’s contribution to cumulative traffic noise would remain cumulatively considerable and significant.

Reference: These Findings incorporate by reference the information and analysis included in PEIR Section 4.11, Noise, and Appendix G, Noise Data.

Threshold NOI-b
The Proposed Project would not result in generation of excessive groundborne vibration or groundborne noise levels during construction with implementation of mitigation.

Finding: Pursuant to CEQA Guidelines Section 15091(a)(1), the City finds that, while the Project could result in potentially significant groundborne vibration and noise impacts during construction, implementation of Mitigation Measures MM NOI-3 would reduce these impacts to a less-thansignificant level. The City further finds that groundborne vibration or groundborne noise level increase during operation would be less than significant without mitigation. No significant and unavoidable impacts would occur.

Facts in Support of Findings
Focused General Plan Update and Brea Core Specific Plan Cumulative groundborne vibration impacts would occur if multiple projects collectively generated vibration levels that exceed applicable thresholds at sensitive receptors. However, constructionrelated vibration is highly localized and temporary and would be required to implement vibration management practices such as Mitigation Measure MM NOI-3; which would further reduce groundborne vibration to adjacent uses. Therefore, the Proposed Project’s incremental Findings of Fact 115 May 2026
Brea 2050: Focused General Plan Update and Brea Core Specific Plan contribution to cumulative vibration impacts would not be cumulatively considerable, and cumulative impacts would be less than significant.