Agenda packet — Cypress City Council, June 24, 2024 (part 2 of 2)

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
15255 2170 - US BANK $ 24.54
Handicap Door Stickers(3)/Sr Center 5/10 8731(A) 5/10/24 $ 24.54 15256 2170 - US BANK $ 65.31
Caution Door Stickers(6)/Sr Center 5/9 8731(B) 5/10/24 $ 65.31 15257 2170 - US BANK $ 125.00
Reg/2024 Municipal Mgmt Assoc Conf/KG 5/23 8764 5/10/24 $ 125.00 15258 2170 - US BANK $ 50.00
Reg/OC Traffic Engineering Council Mtg/NM & DC 4/25 9131 5/10/24 $ 50.00 15259 2170 - US BANK $ 180.00
License/Civil Engineer/NM 7/1/24-6/30/25 9131(A) 5/10/24 $ 180.00 15260 2170 - US BANK $ 118.00
Reg/City Engineers Assoc of OC Mtg/MN & DC 6/3 9131(B) 5/10/24 $ 118.00 15261 2170 - US BANK $ 161.61
TV Mount(1)/Sr Center Lobby 4/19 9213 5/10/24 $ 161.61
15262 2170 - US BANK $ 996.26
Podium/Lectern(1)/Sr Center 4/25 9213(A) 5/10/24 $ 996.26 15263 2170 - US BANK $ 536.11
Wall Clocks(8)/Sr Center 4/29 9213(B) 5/10/24 $ 536.11
15264 2170 - US BANK $ 80.79
Photo Backdrop(1)/Sr Center Volunteer Recognition 4/25 9213(C) 5/10/24 $ 80.79 15265 2170 - US BANK $ 90.36
Decor/Sr Center Volunteer Recognition 4/25 9213(D) 5/10/24 $ 90.36 15266 2170 - US BANK $ 19.33
Media Mount(1)/Sr Center Exercise Room 4/24 9213(E) 5/10/24 $ 19.33 15267 2170 - US BANK $ 87.26
Decor/Sr Center Computer Lab 4/25 9213(F) 5/10/24 $ 87.26 15268 2170 - US BANK $ 232.56
Desk Chairs(8)/Sr Center Computer Lab 4/29 9213(G) 5/10/24 $ 232.56 15269 2170 - US BANK $ 140.06
Mobile Whiteboard(1)/Sr Center 4/30 9213(H) 5/10/24 $ 140.06 15270 2170 - US BANK $ 23.69
Photo Backdrop(1)/Recreation Events 4/25 9213(I) 5/10/24 $ 23.69 15271 2170 - US BANK $ 26.93
Photo Backdrop(1)/Recreation Events 4/26 9213(J) 5/10/24 $ 26.93 15272 2170 - US BANK $ 26.91
Decor/Sr Center Events 4/29 9213(K) 5/10/24 $ 26.91
15273 2170 - US BANK $ 163.44
Stage Skirting(20 Ft)/Recreation Events 5/6 9213(L) 5/10/24 $ 163.44 15274 2170 - US BANK $ 64.56
Decor/Salute to America 5/7 9213(M) 5/10/24 $ 64.56
15275 2170 - US BANK $ 226.23
Table Covers(30)/Salute to America 5/6 9213(N) 5/10/24 $ 226.23 15276 2170 - US BANK $ 10.00
Svc/Box/Staff Document Review/Engineering 4/29-5/28 9399 5/10/24 $ 10.00 15277 2170 - US BANK $ 1,260.00
Svc/Quickbase/Bldg/Public Works 5/5-6/4 9399(A) 5/10/24 $ 1,260.00 15278 2170 - US BANK $ 218.90
PD Plain Clothes Holsters(2)/CIB 5/13 9844 5/10/24 $ 218.90 15279 2170 - US BANK $ 30.00
PD Dues/CA Homicide Investigators Assoc/JH 3/8/24-3/7/25 9844(A) 5/10/24 $ 30.00 15280 2170 - US BANK $ 30.00
PD Dues/CA Homicide Investigators Assoc/NG 3/8/24-3/7/25 9844(B) 5/10/24 $ 30.00 15281 2170 - US BANK $ 30.00
PD Dues/CA Homicide Investigators Assoc/SR 5/24/24-5/23/25 9844(C) 5/10/24 $ 30.00

Page 6 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
15282 2170 - US BANK $ 30.00
PD Dues/CA Homicide Investigators Assoc/EC 3/8/24-3/7/25 9844(D) 5/10/24 $ 30.00 15283 2170 - US BANK $ 25.00
PD Dues/OC Homicide Investigators Assoc/NG 1/1/24-12/31/24 9844(E) 5/10/24 $ 25.00 15284 2170 - US BANK $ 99.13
PD Faraday Bags(4) 5/6 9844(F) 5/10/24 $ 99.13
15285 2170 - US BANK $ 26.94
PD Faraday Bag(1) 5/6 9844(G) 5/10/24 $ 26.94
15286 2170 - US BANK $ 40.00
PD Death Certificates(2)/Arizona Office of Vital Records 5/14 9844(H) 5/10/24 $ 40.00 15287 2170 - US BANK $ 385.52
Reimbursed Charge/PG 5/3-5/4 7052(A) 5/10/24 $ 385.52
15288 2424 - LAZARO, ROBERT $ 500.00
Refund/Recycling Deposit/CDD-24-89/10262 Lorraine Lane Rfd 6/7/24 $ 500.00 15289 2423 - PATEL, KAUSHALKUMAR $ 500.00
Refund/Recycling Deposit/CDD-23-213/8782 Walker Rfd 6/7/24 $ 500.00 15290 2422 - NISSAN, VERED $ 500.00
Refund/Recycling Deposit/CDD-23-202/5541 Newman St Rfd 6/7/24 $ 500.00 15291 2327 - CUEVAS, LAURA $ 500.00
Refund/Recycling Deposit/CDD-23-286/6443 Anguilla Ave Rfd 6/7/24 $ 500.00 15292 116005 - PERS - PUBLIC EMPLOYEES RETIREMENT SYS $ 188,809.09 Med Insurance/City & Dist 6/24 17546917 $ 188,809.09
15293 116005 - PERS - PUBLIC EMPLOYEES RETIREMENT SYS $ 16,172.75 Med Insurance/West Comm 6/24 17547156 $ 16,172.75
15294 1247 - HINDERLITER, DE LLAMAS AND ASSOCIATES - HdL $ 1,555.74 Svc/Business License Tax Admin 4/24 APR24 $ 1,555.74
15295 1480 - ARCO BUSINESS SOLUTIONS $ 33.49
Fuel/Finance 5/3-6/2 NP66569900 $ 33.49
15296 1480 - ARCO BUSINESS SOLUTIONS $ 74.14
Fuel/Community Development 5/3-6/2 NP66569900(A) $ 74.14 15297 1480 - ARCO BUSINESS SOLUTIONS $ 178.57
Fuel/Engineering 5/3-6/2 NP66569900(B) $ 178.57
15298 1480 - ARCO BUSINESS SOLUTIONS $ 3,522.22
Fuel/Maint 5/3-6/2 NP66569900(C) $ 3,522.22
15299 1480 - ARCO BUSINESS SOLUTIONS $ 17,872.63
Fuel/Police 5/3-6/2 NP66569900(D) $ 17,872.63
65248 1346 - A1 TEST ONLY & SMOG $ 180.00
Svc/Smog Test/Unit #118 034976 5/3/24 $ 60.00
Svc/Smog Test/Unit #160 1146047 5/15/24 $ 40.00
Svc/Smog Test/Unit #647 7WUB041 5/14/24 $ 40.00
Svc/Smog Test/Unit #802 1218593 5/7/24 $ 40.00
65249 290 - AC EXCHANGE AUTO $ 325.75
Repair/Air Conditioner/Unit #149 052341 $ 325.75

Page 7 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65250 100723 - ALESHIRE & WYNDER, LLP $ 30,686.55
Legal Svc/CA Aware 4/24 86164 $ 1,019.00
Legal Svc/Citrus Square 4/24 86161 $ 3,068.00
Legal Svc/Code Enforcement 4/24 86160 $ 16.00
Legal Svc/Engineering 4/24 86156 $ 2,263.50
Legal Svc/Finance 4/24 86157 $ 26.50
Legal Svc/General Admin 4/24 86151 $ 1,735.00
Legal Svc/Housing 4/24 86161(A) $ 256.15
Legal Svc/HR 4/24 86154 $ 413.00
Legal Svc/Planning 4/24 86155 $ 1,378.00
Legal Svc/Planning/5665 Plaza Dr 4/24 86155(A) $ 185.50 Legal Svc/Police 4/24 86159 $ 79.50
Legal Svc/Recreation 4/24 86158 $ 477.00
Legal Svc/Refuse 4/24 86608 $ 100.00
Litigation Svc/CVRA Challenge 4/24 86163 $ 944.00
Litigation Svc/General Admin 4/24 86153 $ 1,791.50
Litigation Svc/Ihrig 4/24 86166 $ 6,511.26
Litigation Svc/Singh 4/24 86167 $ 619.00
Litigation Svc/Sokmen 4/10 85762 $ 2,575.00
Litigation Svc/Sokmen 4/24 86162 $ 6,524.50
Litigation Svc/Youngsma 4/24 86165 $ 704.14
65251 128591 - ALIN PARTY SUPPLY CO-PARTY DEPOT $ 143.18 Supplies/Sr Center 4/29 597549 $ 143.18
65252 105442 - ALL CITY MANAGEMENT SERVICE INC $ 16,249.91 Crossing Guard Svcs(30 Hrs)/Orange & Grindlay 4/14-4/27 93066(A) $ 722.70 Crossing Guard Svcs(644.55 Hrs) 4/14-4/27 93066 $ 15,527.21 65253 1403 - ALL STAR ELITE SPORTS $ 1,123.45
Shirts/Youth(120)/Coaches(16)/Youth Basketball 4/25 4196 $ 1,123.45 65254 101016 - ANAHEIM UNION HIGH SCHOOL DISTRICT $ 20,000.00 Shared Cost/Electronic Marquee/Oxford High School 64TI0541 $ 20,000.00 65255 1200 - ANNEALTA GROUP $ 5,502.50
Consult/Planning/Commons Housing/Cypress Town Center 4/24 3202 $ 3,332.50 Svc/Planning Project Management & Support Assistance 4/24 3200 $ 2,092.50 Svc/Planning Project Manager/Housing Element Implementation 4/24 3201 $ 77.50 65256 102968 - APOLLO PRINTING & GRAPHICS $ 156.24
Svc/Print Postcards(530)/Salute to America 5/15 288431 $ 156.24 65257 1619 - ARDURRA GROUP, INC-ANDERSON PENNA PARTNERS $ 29,942.05 Final/Inspect/Parking Lot Resurface/Veteran/Cedar Glen Prks 4/24 148937 $ 72.50 Inspect/Residential Street Resurfacing 4/24 149300 $ 24,193.40 Inspect/Roof Replacement/Community Center 4/24 149065 $ 1,349.75 Inspect/Various Non-CIP Engineering Permits 4/24 149062 $ 3,526.40 Svc/City Engineer 4/24 148975 $ 800.00
65258 110860 - AT&T $ 2,569.70
9391033694-PW Phone Svc 4/24 4/24(L) $ 155.55
9391033695-Civic Center Phone Svc 4/24 4/24(J) $ 28.93
9391033698-PW Phone Svc 4/24 4/24(K) $ 29.24
Phone Svc/Multi-Line 4/13-5/12 4/13/24-5/12/24 $ 2,355.98 65259 109327 - BEE REMOVERS - HONEYCOTT, INC $ 140.00
Svc/Bee Removal/Sr Center 5/2 602223 $ 140.00
65260 1822 - BENEFITS COORDINATORS CORPORATION BCC $ 9,969.89 Insurance/Life/LTD/STD/Optional 6/24 14607 $ 9,969.89
65261 1822 - BENEFITS COORDINATORS CORPORATION BCC $ 10,581.47 Insurance/Dental & Vision/City & Dist 6/24 B0DH48 $ 9,656.15 Insurance/Vision Claims/City & Dist & West Comm 4/24 B0DFJH $ 925.32

Page 8 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65262 705 - BOA ARCHITECTURE $ 6,500.00
Final/Construct Support/Comm Center HVAC & Roof Project 21-2953-2 $ 6,500.00 65263 123 - BOB PETERS FIRE PROTECTION, INC $ 2,000.00
Svc & Repair/Fire Sprinklers/City Hall 12/12 130464-1 $ 950.00 Svc/Fire Sprinklers/Comm Center 12/12 130464-3 $ 350.00 Svc/Fire Sprinklers/PD 12/12 130464-2 $ 350.00
Svc/Fire Sprinklers/Sr Center 12/12 130464-4 $ 350.00
65264 111259 - BON AIR, INC $ 113,405.92
Final/Construct/HVAC & Roof/Comm Center 4/2-5/31 4-FInal $ 113,405.92 65265 2206 - BUCKNAM INFRASTRUCTURE GROUP INC $ 3,825.50 Final/Svc/Update Pavement Mgmt Program 4/24 385-01.08 $ 3,825.50 65266 2171 - CENTENO, TIFFINY $ 48.00
Meals/Active Shooter Response 3/27-3/29 5/24/24(A) $ 36.00 Meals/Sexual Assault Investigations for First Responders 4/25 5/24/24 $ 12.00 65267 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 1,552.01 W/C CAD/RMS Ethernet Connections 4/4-6/3 0026082050524 $ 988.26 W/C Svc/Internet 4/24 218496501050124 $ 563.75
65268 2035 - COMMUNICATIONS LAB BARRIOS & ASSOCIATES, LLC $ 10,000.00 Svc/City Strategic Communications Support 4/24 2402-782 $ 10,000.00 65269 1439 - CORODATA MEDIA STORAGE, INC $ 154.76
Offsite Data Storage 4/24 DS1308798 $ 154.76
65270 115003 - COUNTY OF ORANGE $ 5,335.00
Parking Violations 4/24 4/24 $ 5,335.00
65271 116854 - DATA TICKET INC-MSB $ 1,643.20
Parking Citation Processing 4/24 164640 $ 1,643.20
65272 100707 - DEPT OF JUSTICE ACCT OFFICE CASHIER UNIT $ 640.00 Svc/Fingerprints()/Recreation Contractor 4/24 733425(C) $ 32.00 Svc/Fingerprints(1)/City 4/24 733425 $ 32.00
Svc/Fingerprints(1)/PD 4/24 733425(B) $ 32.00
Svc/Fingerprints(17)/Recreation 4/24 733425(A) $ 544.00 65273 1296 - EDCO CNG $ 1,219.74
Natural Gas(333.98 Gls)/Sweepers(2) 4/16-4/30 05062024-6 $ 1,075.42 Natural Gas(44.82 Gls)/Sewer Truck(1) 4/16-4/30 05062024-6(A) $ 144.32 65274 1071 - ELECTRIC CAR SALES SERVICE $ 727.31
Rent/Electric Utility Cart(1)/Salute to America 6/28-7/1 68987 $ 727.31 65275 2400 - ELEVANCE INC STEVE TRAN $ 3,319.07
Svc/Tint Windows/Sr Center 5/14 3149 $ 3,319.07
65276 1488 - ENTERPRISE HOLDINGS INC $ 3,571.54
PD Rental Car(1) 2/19-3/18 35844086 $ 776.80
PD Rental Car(1) 2/2-3/1 35844086(C) $ 773.32
PD Rental Car(1) 3/1-3/31 35844086(B) $ 834.13
PD Rental Car(1) 3/18-4/17 35844086(A) $ 1,187.29
65277 2185 - ENVIRO SAFETY PRODUCTS, PUBLIC SAFETY CENTER $ 228.18 PD Exam Gloves(2K) 5/9 INV625450 $ 228.18
65278 106039 - FEDERAL EXPRESS CORP $ 85.72
Svc/Sheppard Mullin/Notarized Termination Agreement 5/7 849648631 $ 42.95 Svc/Sheppard Mullin/Termination of Agreement 4/30 848907966 $ 42.77 65279 2132 - FERGUSON ENTERPRISES LLC $ 484.08
Toilet(1)/Toilet Tank(1)/Misc/Civic Center Green Restroom 4/24 3537383 $ 484.08

Page 9 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65280 119018 - GOLDEN STATE WATER COMPANY $ 36,418.81
Svc/Athletic Fields 4/24 4/24(H) $ 1,028.76
Svc/Civic Center 4/24 4/24(I) $ 3,024.22
Svc/Community Center 4/24 4/24(D) $ 43.26
Svc/Lexington Park 4/24 4/24(F) $ 2,332.99
Svc/Maint Yard Landscaping 4/24 4/24(G) $ 806.85
Svc/Parks Landscaping 4/24 4/24(K) $ 12,821.75
Svc/Parks Landscaping 5/24 5/24 $ 1,905.55
Svc/Parkway Maint 4/24 4/24(L) $ 5,731.72
Svc/Parkway Maint 5/24 5/24(A) $ 6,682.79
Svc/Sr Center 4/24 4/24(E) $ 652.76
Svc/Stanton Channel Berm 4/24 4/24(J) $ 1,388.16
65281 110049 - GREAT SCOTT TREE SERVICE INC $ 7,651.25
Emergency Svc/Trim Tree(1) 4/29 52856 $ 690.00
Svc/Remove Trees(2) 4/30 52917 $ 2,160.00
Svc/Trim Trees(13) 4/24 52916 $ 2,070.00
Svc/Trim Trees(2) 5/1 52962 $ 1,035.00
Svc/Trim Trees(24) 4/23 52915 $ 1,696.25
65282 2283 - GREENFIELD LANDSCAPING & MAINT INC $ 886.75 Install/Sprinkler Timer/Moody & Sorrento 1/12 L3459 $ 886.75 65283 110815 - GRIFFIN STRUCTURES INC $ 42,290.84
Construct Mgmt/Arnold Cypress Park Rehab 4/24 GSI-CACPR448-05 $ 42,290.84 65284 1464 - HANLEY CHESS ACADEMY $ 994.50
Instruct/Chess 3/26-4/30 4/30/24 $ 994.50
65285 103008 - HARTZOG & CRABILL $ 1,755.00
Svc/Monitor Traffic Signals 4/24 24-0313 $ 1,755.00
65286 128739 - HOME DEPOT CREDIT SVC-MAINT $ 693.18
Supplies/Maint 4/24 5/24/24 $ 693.18
65287 117233 - HOME DEPOT CREDIT SVC-REC #0720 $ 144.09 Anchor Bolts(25)/Stud Finder(1)/Sr Center 4/23 3613288 $ 42.90 Chain(5 Ft)/Sr Center Ice Scoop 4/16 610090 $ 18.91
Disposable Gloves(100)/Facility Operations/Recreation 4/22 4055171 $ 19.36 Supplies/Facility Operations/Recreation 4/22 4055172 $ 62.92 65288 103024 - JHM & CARSON SUPPLY $ 94.44
Irrigation Adapter(1)/Couplings(26)Elbow(25) 5/13 95499/3 $ 49.45 Irrigation Fittings(60)/PVC Cement(8 Oz) 5/16 95722/3 $ 44.99 65289 111037 - KNOTTS BERRY FARM $ 1,792.00
Excursion(56)/Soak City/Day Camp 7/31 SC24-000046 $ 1,792.00 65290 1269 - LANCE, SOLL & LUNGHARD, LLP-LSL $ 4,378.00 Svc/Annual Financial Statement Preparation FYE 6/30/23 61772(A) $ 750.00 Svc/Financial Audit FYE 6/30/23 61772 $ 3,628.00
65291 107918 - LIGHTS OUTT WINDOW TINTING-JONES, DEREK $ 75.00 Svc/Tint Windows/Unit #653 4524 $ 75.00
65292 109290 - LONG BEACH BMW-RCA INVESTMENTS INC $ 820.40 PD Motorcycle Cleaner(12 Btls) 5/7 259456 $ 168.15
PD Replace/Battery/Motor Unit #658 49574 $ 233.01
PD Replace/Tire/Motor Unit #663 49528 $ 419.24
65293 109220 - MANHATTAN STITCHING CO, INC - BRENDAN SCREEN PRINT$ 982.68 Staff Shirts(109)/Recreation 5/24 101151 $ 982.68
65294 122124 - MIKE RAAHAUGE SHOOTING ENTERPRISES $ 25.00 PD Svc/Shooting Range(1)/SWAT 4/11 37511809 $ 25.00
65295 347 - MOUNTAIN MEDICAL $ 3,786.38
Treadmill(1)/Sr Center 4/25 9016 $ 3,786.38

Page 10 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65296 129724 - NAPA AUTO PARTS - SO CAL AUTO & TRUCK PARTS INC $ 481.53 Brake Rotors(4)/Brake Pads(2) 5/16 460381 $ 481.53
65297 672 - O'REILLY AUTO PARTS $ 201.46
Oil Filters(5)/Motor Oil(10 Qts)/Misc 5/16 3078-482960 $ 201.46 65298 129575 - PARKHOUSE TIRE INC $ 861.19
Sweeper Tires(2) 4/1 1020281815 $ 861.19
65299 194 - PAUL, BROCK $ 1,320.00
Tuition/Criminal Investigation/July 2023-April 2024 Tuit 5/24/24 $ 1,320.00 65300 492 - PAUL'S CAR WASH & LUBE CENTER-FIRESTONE HAND WASH $ 389.65 Svc/Car Wash/PD(35) 4/24 2170 $ 389.65
65301 871 - PEREZ, DIANA $ 200.20
Instruct/Shaping It Up 4/17-5/15 5/15/24 $ 200.20
65302 1970 - PERFORMANCE PICKLEBALL, LLC $ 253.50
Instruct/Youth Pickleball 4/7-5/5 5/5/25 $ 253.50
65303 110498 - PLANNING DIRECTORS ASSOC OF OC $ 150.00
Dues/Planning Directors Assoc of OC/AV 2024 2024-00007 $ 150.00 65304 2340 - PRESTIGE PAVING COMPANY PRESTIGE STRIPING SVC $ 11,504.83 Construct/Parking Lot Resurface/Veteran/Cedar Glen Prks 1/6-4/30 60045 $ 11,504.83 65305 2236 - PROACTIVE WORK HEALTH SERVICES $ 5,811.00
Pre-Place Physical(18)/Dist 4/24 15079_88681(A) $ 4,839.00 Pre-Place Physical(2)/City 4/24 15079_88681 $ 972.00
65306 2274 - R&S OVERHEAD DOORS OF SO CAL INC $ 420.00
Repair/PD Rolling Gate 4/29 4-30-995017 $ 420.00
65307 2233 - REYES, BRIANNA $ 48.00
Meals/Report Writing 4/22-4/24 5/24/24 $ 36.00
Meals/Tactical Emergency Casualty Care 4/25 5/24/24(A) $ 12.00 65308 2415 - RITE-WAY ROOF CORPORATION $ 71,218.21
Construct/Roof Replacement/Community Center 4/24 1-4/24 $ 71,218.21 65309 130231 - RSG, INC ROSENOW SPEVACEK GROUP INC $ 500.00 Consult/Affordable Housing/Citrus Square Senior Community 4/24 I011807 $ 500.00 65310 2389 - SAFEWARE, INC $ 1,401.83
PD Less Lethal Ammo(50 Rnds) 5/1 30203448 $ 1,401.83
65311 792 - SAN DIEGO REGIONAL TRAINING CENTER $ 115.00 PD Reg/Court & Temporary Holding Facilities/JO 10/1 PD Reg 10/1/24 $ 115.00 65312 1999 - SIRIGOS, ARTEMIOS $ 12.00
Meals/DUI Checkpoints-Planning & Mgmt 4/29 5/24/24 $ 12.00 65313 165 - SKYLINE SAFETY & SUPPLY-PATRICIA SONTAG $ 1,201.60 Disposable Gloves(2K) 5/8 8418 $ 438.83
First Aid Kits(10)/Vehicles 4/24 8375 $ 282.72
Safety Glasses(24 Pr)/Rain Jackets(2)/Misc 4/24 8375(A) $ 480.05 65314 119016 - SO CAL EDISON $ 115,898.00
700351486618 Svc/Willow Park 4/24 4/24(C) $ 386.86
700370018870 - Svc/Traffic Signal 4/24 4/24(D) $ 98.55
700428641933 Svc/Mackay Park 4/24 4/24(E) $ 109.28
700564248438 Svc/Traffic Signals 4/24 4/24(B) $ 3,156.86 700710877173 - Svc/Lexington Park 5/24 5/24 $ 2,749.50
Svc/Citywide 3/13-4/11 3/13/24-4/11/24 $ 109,396.95
65315 119017 - SO CAL GAS CO $ 72.72
08131074000 Svc/Storm Drain 5/24 5/24(B) $ 19.84
14011061398 Svc/Storm Drain 5/24 5/24(A) $ 29.47
16111070716 Svc/Storm Drain 5/24 5/24 $ 23.41

Page 11 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65316 543 - SORVILLO, BRYAN $ 10,999.00
Instruct/Group Tennis 3/25-5/3 5/3/24 $ 9,711.00
Instruct/Private Tennis 3/24 3/24 $ 392.00
Instruct/Private Tennis 4/24 4/24 $ 896.00
65317 127941 - SOUTH COAST AIR QUALITY MGT DISTRICT $ 161.81 Fee/AQMD/Emergency Generator/Civic Center 2023-24 4346750 $ 161.81 65318 1279 - SOUTHERN CALIFORNIA SHREDDING, INC $ 65.00 PD Svc/Shredding 5/6 253812 $ 65.00
65319 125888 - SPARKLETTS $ 370.46
Comm Center Bottled Water 4/24 4104724 4/24 $ 30.93
Maint Bottled Water 4/24 4106666 4/24 $ 153.45
PD Bottled Water 4/24 4104648 4/24 $ 155.65
Print Shop Bottled Water 4/24 4105217 4/24 $ 12.97
Sr Center Bottled Water 4/24 4104716 4/24 $ 17.46
65320 116238 - STAPLES BUSINESS ADVANTAGE $ 335.78
Chair Mat(1)/Air Duster(8 Cns) 4/10 6001125076 $ 89.48
Colored Paper(2 Rms)/Pens(36)/Misc 5/3 6002062003 $ 79.77 Credit/Chair Mat(1) 4/17 6001413713 $ (50.17)
Floor Mat(1) 4/17 6001661279 $ 172.35
Mailing Seals(1.4K)/Rubber Bands(6 Lbs) 4/4 6001046161 $ 44.35 65321 122963 - STERICYCLE INC $ 45.50
PD Med Waste Removal 5/24 8006923821 $ 45.50
65322 122862 - STEVEN ENTERPRISES INC $ 830.45
Plotter Ink(6 Cartridges)/Bond Paper(4 Rls)/Engineering 4/23 0471668IN $ 830.45 65323 1348 - SUPPLY SOLUTIONS-SIGNAL HILL AUTO ENTERPRISES, INC $ 946.73 Trash Can Liners(2K) 4/23 060557 $ 946.73
65324 588 - THE COUNSELING TEAM INTERNATIONAL $ 1,000.00 PD Svc/Employee Counseling 5/24 INV100170 $ 1,000.00
65325 2067 - THE ORIGINAL GOODIE'S UNIFORM $ 1,348.41
PD Safety Gear/Aide KArias 15876 $ 751.30
PD Uniform/Aide/KArias 15874 $ 597.11
65326 725 - TICORAT, NATHAN $ 48.00
Meals/Standardized Field Sobriety Testing 5/6-5/8 5/24/24(A) $ 36.00 Meals/Tactical Emergency Casualty Care 4/25 5/24/24 $ 12.00 65327 1139 - UNIFIRST CORP $ 1,290.86
Uniforms/Mats/Mops/Towels 4/24 4/24 $ 1,290.86
65328 1997 - VACCARO, FRANK WEST COAST OFFICIALS $ 1,716.00 Officials(26 Games)/Youth Basketball 6/1-6/17 1611 $ 1,716.00 65329 2072 - VELASCO, ALICIA $ 202.80
Executive Mgmt Wellness Program 2024 Reimb 5/24/24 $ 202.80 65330 112149 - WESTERN EXTERMINATOR COMPANY $ 460.00
Svc/Pest Control/Citywide 4/24 394208C $ 460.00
65331 100791 - WESTERN GRAPHIX $ 195.00
PD Repair/ID Card Printer 4/25 59187 $ 195.00
65332 1962 - WEX HEALTH INC $ 86.25
Admin Fee/FSA 4/24 0001945605IN $ 86.25
65333 2044 - YOUTH EVOLUTION ACTIVITIES $ 257.40
Instruct/Youth Basketball 3/28-5/2 5/2/24 $ 257.40
65334 1974 - YUNEX LLC $ 8,142.00
Install/Traffic Signal Heads/Moody & Ball 10/4 90001094 $ 7,595.00 Repair/Street Lights 1/24 5610001367 $ 297.00
Svc/Street Light Survey 2/24 90001701 $ 250.00
65335 0 - CORONA, FRANKY $ 150.00
Refund/Facility Deposit/Contract #8384 Rfd 5/24/24 $ 150.00

Page 12 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65336 0 - CYPRESS FRIDAY NIGHT LIGHTS $ 150.00
Refund/Facility Deposit/Contract #8317 Rfd 5/24/24 $ 150.00 65337 0 - ENCARNACION, JULIETTE $ 200.00
Refund/Facility Deposit/Contract #8438 Rfd 5/24/24 $ 200.00 65338 0 - FC PREMIER CYPRESS $ 150.00
Refund/Facility Deposit/Contract #8629 Rfd 5/24/24 $ 150.00 65339 0 - KIM, JIN KOOK $ 150.00
Refund/Facility Deposit/Contract #8281 Rfd 5/24/24 $ 150.00 65340 0 - KOREAN-AMERICAN OB SOCCER CLUB $ 150.00
Refund/Facility Deposit/Contract #8316 Rfd 5/24/24 $ 150.00 65341 0 - LEDFORD, BRANDON $ 150.00
Refund/Facility Deposit/Contract #8363 Rfd 5/24/24 $ 150.00 65342 0 - TADEO JR, ORLANDO $ 792.00
Refund/Rental Fee/Contract #8737 Rfd 5/24/24 $ 792.00
65343 1346 - A1 TEST ONLY & SMOG $ 40.00
Svc/Smog Test/Unit #648 7WFU180 5/29/24 $ 40.00
65344 106914 - ADMINSURE $ 3,477.00
Workers Comp Claims Admin 6/24 16971 $ 3,477.00
65345 2319 - ALEX MACIAS DOG TRAINING LLC LEXANDRA MACIAS $ 390.00 Instruct/Dog Training 4/7-5/19 5/19/24 $ 390.00
65346 122455 - ALL AMERICAN SIGN CO, INC $ 75.69
Update Banners(3)/Salute to America 5/17 55706 $ 75.69
65347 105442 - ALL CITY MANAGEMENT SERVICE INC $ 16,190.65 Crossing Guard Svc(30 Hrs)/Orange & Grindlay 4/28-5/11 93382(A) $ 722.70 Crossing Guard Svc(642.09 Hrs) 4/28-5/11 93382 $ 15,467.95 65348 111251 - ANIMAL FRIENDS PET HOTEL COMMUNITY VET HOSPITAL IN$ 190.00 PD Svc/K9 Boarding/Bono 5/10-5/12 520963 $ 190.00
65349 110860 - AT&T $ 1,320.99
W/C Svc/Priority Radio Line 5/24 000021793625 $ 1,320.99 65350 110860 - AT&T $ 2,580.28
Cell Svc/Maint 5/24 5/24(E) $ 54.92
Cell Svc/PD 5/24 5/24(C) $ 147.47
PD Svc/Mobile Data 5/24 5/24(G) $ 2,101.28
Svc/Engineering Mobile Hotspots 5/24 5/24(A) $ 80.48
Svc/Planning iPads 5/24 5/24(B) $ 66.44
Wireless Svc/Sewer Truck & Myra Pump Station #2 5/24 5/24(D) $ 129.69 65351 110860 - AT&T $ 29.12
9391033696-PD Phone Svc 5/24 5/24(F) $ 29.12
65352 110860 - AT&T $ 1.70
East Wing Fax Line 5/24 5/24(H) $ 1.70
65353 1444 - AXON ENTERPRISE, INC $ 77,979.62
PD Mobile Audio Video Systems(21) 1/24 INUS221494A $ 77,979.62 65354 1232 - BANNER BANK $ 31,477.83
Retention/RJ Noble/Construct/Street Resurfacing 4/24 1-4/24 $ 31,477.83 65355 109327 - BEE REMOVERS - HONEYCOTT, INC $ 405.00
Svc/Bee Removal 5/13 602286 $ 140.00
Svc/Bee Removal 5/22 602316 $ 265.00
65356 1075 - BIG AIR TRAMPOLINE PARK $ 975.00
Excursion(65)/Day Camp 6/19 31,702 $ 975.00
65357 2371 - BIONERDS $ 1,073.80
Instruct/Biology Class 3/26-5/28 5/28/24 $ 1,073.80
65358 2205 - BP FORD OF LONG BEACH $ 3,918.91
Motor(1)/Fan(1) 5/16 214372FOW $ 238.14
Replace/Catalytic Converters(2)/Unit #606 FOCB713642 $ 3,680.77

Page 13 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65359 1600 - BRIGHTVIEW LANDSCAPE SERVICES, INC $ 32,801.90 Svc/Landscape/Sr Center 5/24 8887276 $ 32,801.90
65360 2391 - BUENA PARK CINEMAS $ 1,171.50
Excursion(71)/Day Camp 6/19 6/19/24 $ 1,171.50
65361 2118 - CASC ENGINEERING AND CONSULTING, INC $ 7,265.63 Consult/Modernization & Integration/Business Park 4/24 0051174 $ 7,265.63 65362 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 1,734.91 Svc/Cable TV 5/10-6/9 0079111051024 $ 139.95
Svc/Internet Access 5/15-6/14 0002117051724 $ 1,594.96
65363 1066 - CHUSHINKAN DOJO $ 78.00
Instruct/Iaido 4/10-5/25 5/25/24 $ 78.00
65364 1617 - CONTROL AIR ENTERPRISES LLC $ 85.00
Svc/HVAC Excessive Air Flow Noise/Comm Center 5/13 3089847 $ 85.00 65365 2356 - CORRAL CONSTRUCTION & DEVELOPMENT INC. $ 8,650.05 Retention/Construct/City Hall Public Restroom 873425 $ 8,650.05 65366 115003 - COUNTY OF ORANGE $ 300,452.96
Svc/Animal Care 1/1/24-3/31/24 AC2490068 $ 300,452.96
65367 102123 - DELL MARKETING LP-DELL USA LP $ 1,272.70 Laptop Wireless Keyboards(36)/Mouse(36) 4/25 10743276970 $ 1,272.70 65368 100501 - ECS IMAGING INC $ 5,235.00
LaserFische Licensing(10 Users) 4/21/24-4/20/25 18569 $ 5,235.00 65369 129120 - EMPLOYMENT DEVELOPMENT DEPT $ 2,448.00
Unemployment Insurance/City 1/1/24-3/31/24 94408853 1-3/24 $ 2,345.00 Unemployment Insurance/Recreation 1/1/24-3/31/24 94408853A 1-3/24 $ 103.00 65370 2185 - ENVIRO SAFETY PRODUCTS, PUBLIC SAFETY CENTER $ 368.12 PD Exam Gloves(3K) 5/28 INV627447 $ 368.12
65371 106039 - FEDERAL EXPRESS CORP $ 98.85
Svc/Jarrod Stern/Property Inspection Letters(3) 5/21 850966186 $ 98.85 65372 1115 - FRONTIER $ 2,756.74
7148996947 - Phone Svc/Sewers 6/24 6/24 $ 61.25
W/C Phone Svc/5624931036 6/24 6/24(A) $ 78.22
W/C Phone Svc/5627955413 6/24 6/24(B) $ 2,617.27
65373 2379 - FUNCTIONAL FITNESS PRODUCTS $ 8,559.93
PD Fitness Equipment(74 Pcs)/Gym 4/3 & 5/28 6447 $ 8,559.93 65374 2276 - GENESIS BUILDERS, INC K2 PAINTING $ 50,909.69 Retention/Construct/Sr Center Improvements 453 $ 50,909.69 65375 119018 - GOLDEN STATE WATER COMPANY $ 6,680.60
Svc/Athletic Fields 4/24 4/24(Z) $ 557.16
Svc/Parkway Maint 1/24-5/24 1/24-5/24 $ 74.73
Svc/Parkway Maint 2/24-4/24 2/24-4/24 $ 211.44
Svc/Parkway Maint 2/24-5/24 2/24-5/24 $ 368.93
Svc/Parkway Maint 5/24 5/24(C) $ 4,765.98
Svc/Storm Drain 5/24 5/24(B) $ 702.36
65376 1133 - GRANICUS SWAGIT PRODUCTIONS, LLC $ 695.00
Svc/Video Stream/Council Meetings 6/24 184540 $ 695.00
65377 110049 - GREAT SCOTT TREE SERVICE INC $ 46,016.00 Svc/Trim Trees(142)/Sorrento Dr 5/21 53056 $ 11,520.00
Svc/Trim Trees(451)/Ball Road 5/8 53045 $ 34,151.00
Svc/Trim Trees(5)/Orange Ave 5/13 53022 $ 345.00
65378 103024 - JHM & CARSON SUPPLY $ 11,299.10
Irrigation Backflows(9) 5/20 94897/3 $ 11,125.12
Irrigation Valve(1)/Couplings(100)/Misc 5/17 95751/3 $ 173.98

Page 14 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65379 2039 - KELLY SPICERS INC KELLY SPICER STORES $ 1,118.14 PD Copier Paper(80 Rms) 5/15 11620572 $ 773.54
Specialty Paper(4 Rms) 5/31 11633633 $ 344.60
65380 37 - KIDZ LOVE SOCCER-NORTH AMER YOUTH ACTIVITIES, LLC $ 1,701.70 Instruct/Soccer 4/6-5/25 5/25/25 $ 1,701.70
65381 122069 - LIEBERT CASSIDY WHITMORE $ 469.50
Legal Svc/HR Matter #CY020-00041 4/24 266517 $ 118.50
Legal Svc/PD Matter #CY020-00100 4/24 266769 $ 351.00
65382 109290 - LONG BEACH BMW-RCA INVESTMENTS INC $ 75.84 Replace/Battery/Motor Unit #663 49689 $ 75.84
65383 933 - LSA ASSOCIATES, INC $ 28,047.78
Consult/Housing Element/Environmental Impact Report 4/24 193727 $ 3,124.25 Consult/Mitigated Negative Declaration/5665 Plaza Dr 4/24 193711 $ 12,377.03 Consult/Mitigated Negative Declaration/Business Park 4/24 193789 $ 12,546.50 65384 109168 - MACADEE ELECTRICAL CONSTRUCTION, INC $ 20,367.05 Install/LED Street Name Signs 5/24 5582 $ 20,367.05
65385 109220 - MANHATTAN STITCHING CO, INC - BRENDAN SCREEN PRINT$ 357.03 PD Imprinted Foil Seals(500)/PACE 5/28 101567 $ 357.03
65386 1498 - METROPOLITAN TRANSPORTATION COMMISSION $ 2,000.00 Engineering Software License/StreetSaver 6/1/24-5/31/25 4926-AR13377 $ 2,000.00 65387 578 - MIG-MOORE IACOFANO GOLTSMAN, INC $ 7,578.75 Design/Arnold Cypress Park Rehab 4/24 0086262 $ 7,578.75 65388 117056 - MINUTEMAN PRESS LOS ALAMITOS $ 312.46
Svc/Print Postcards(500)/Concerts on the Green 5/17 41087 $ 312.46 65389 2412 - MOON VALLEY NURSERY OF CALIFORNIA LLC $ 12,871.86 Install/Box Trees(2)/Civic Center Green 5/27 43190 $ 12,871.86 65390 129724 - NAPA AUTO PARTS - SO CAL AUTO & TRUCK PARTS INC $ 10.48 Replace/Wiper Blades/Unit #648 461221 $ 10.48
65391 2413 - NETFILE, INC $ 7,000.00
Sub/E-File System/Campaign Disclosure Statements 4/16/24-4/15/25 9389 $ 7,000.00 65392 108944 - OFFICE DEPOT $ 626.43
Supplies/Citywide 5/24 6/7/24 $ 626.43
65393 1120 - ONE STOP CLEANERS $ 160.00
PD Svc/Dry Cleaning/Tablecloths(23)/Open House 5/18 7649 $ 160.00 65394 828 - PACIFIC RIM AUTOMATION INC $ 1,984.86
Install/UPS/Relay/Terminal Blocks/PS #2 5/26 10428 $ 1,984.86 65395 2331 - PROFESSIONAL ACCESS CCTV & ELECTRICAL INC $ 375.00 Repair/Automatic Doors/HR 5/20 96393 $ 375.00
65396 580 - R.J. NOBLE COMPANY $ 598,078.70
Construct/Residential Street Resurfacing 4/24 243760 $ 598,078.70 65397 2218 - READWRITE EDUCATIONAL SOLUTIONS INC $ 113.10 Instruct/Reading & Math Development 5/1-5/20 5/20/24 $ 113.10 65398 2031 - SDI PRESENCE LLC $ 5,400.00
W/C Svc/Monitor IT/CAD System 1/24 15757 $ 1,350.00
W/C Svc/Monitor IT/CAD System 2/24 15758 $ 1,350.00
W/C Svc/Monitor IT/CAD System 3/24 15759 $ 1,350.00
W/C Svc/Monitor IT/CAD System 4/24 15822 $ 1,350.00
65399 130328 - SHOETERIA $ 218.18
Safety Shoes/AMorales 5/15 0067121IN $ 218.18
65400 1181 - SITE ONE LANDSCAPE SUPPLY, LLC $ 4,207.56
Irrigation Valves(24)/Solenoids(39) 5/22 140667385-001 $ 4,207.56 65401 119016 - SO CAL EDISON $ 28.41
700134894611 - Svc/Traffic Signal 5/24 5/24(A) $ 28.41

Page 15 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65402 119017 - SO CAL GAS CO $ 1,342.55
00840909006 Svc/Comm Center 5/24 5/24(E) $ 279.50
12600890003 Svc/Maint Yard 5/24 5/24(F) $ 98.66
13230923008 Svc/Storm Drain 5/24 5/24(G) $ 21.80
18690942000 Svc/Sr Center 5/24 5/24(C) $ 285.52
19530910009 Svc/City Hall 5/24 5/24(D) $ 657.07
65403 125888 - SPARKLETTS $ 98.28
W/C Bottled Water 4/24 4089647 4/24 $ 98.28
65404 119024 - STATE COMP INSURANCE FUND $ 1,373.39
W/C Workers Comp Insurance 4/30-5/30 1001574633(A) $ 0.04 W/C Workers Comp Insurance 5/30-6/30 1002302711 $ 1,373.35 65405 1170 - TOM'S PLUMBING & DRAIN SERVICE CORP $ 750.00 Svc/Hydro Jet Sewer Line/City Hall 4/17 62979 $ 750.00
65406 1139 - UNIFIRST CORP $ 618.68
Uniforms/Mats/Mops/Towels 5/24 5/24 $ 618.68
65407 1242 - UNIFORM DEPOT, INC-MR UNIFORM $ 180.52
PD Uniform/Volunteer COpstad 8086 $ 136.77
PD Uniform/Volunteer PVargas 8085 $ 43.75
65408 2072 - VELASCO, ALICIA $ 208.50
Executive Mgmt Wellness Program 2024 Reimb 6/7/24 $ 208.50 65409 129595 - VERIZON WIRELESS - CA $ 61.59
Cell Svc/Rec 5/24 5/24 $ 61.59
65410 1992 - VOORHEES, RONDA $ 585.00
Instruct/Piano 5/1-5/22 5/22/24 $ 585.00
65411 2193 - WEST GROVE VOLLEYBALL, LLC $ 216.45
Instruct/Volleyball 5/5-5/19 5/19/24 $ 216.45
65412 1974 - YUNEX LLC $ 26,629.00
Repair/Conduit & Wires/Contractor Damaged 4/3 5610002095 $ 7,002.50 Repair/Signal Wires/Contractor Damaged 3/11 5610001820 $ 6,171.50 Repair/Traffic Signal Pole/Knockdown/Holder & Cerritos 4/5 5610002094 $ 830.00 Repair/Traffic Signals 4/24 5610002129 $ 6,092.00
Replace/Signal Push Buttons/Contractor Damaged 3/18 5610001821 $ 771.00 Replace/Traffic Signal Pole/Knockdown/Valley View & Plaza 4/18 5610002093 $ 733.00 Traffic Signal Maint 4/24 90002021 $ 5,029.00
65413 0 - BARYALI, ARIAN $ 4,116.96
Refund/Sewer Connect Fees/5247 Katella Ave/BS-23-1537 Rfd 6/7/24 $ 4,116.96 65414 0 - INNOVATIVE CONSTRUCTION $ 978.00
Refund/Recycling Deposit/CDD-23-136/5247 Katella Ave Rfd 6/7/24 $ 978.00 65415 0 - KELLY, CHRISTOPHER $ 320.76
Refund/Sewer Connect Fees/10633 Jill Street/BS-23-1031 Rfd 6/7/24 $ 320.76 65416 0 - KILLEEN, MICHAEL $ 500.00
Refund/Recycling Deposit/CDD-23-328/10412 Santa Elise St Rfd 6/7/24 $ 500.00 65417 0 - KILLEEN, MICHAEL $ 500.00
Refund/Recycling Deposit/CDD-24-45/6431 Rosemary Dr Rfd 6/7/24 $ 500.00 65418 0 - L'ABRI MANAGEMENT $ 3,665.59
Refund/Sewer Connect Fees/8781 Walker/BS-23-483 Rfd 6/7/24 $ 3,665.59 65419 0 - NORRIS, NICHOLAS $ 29.70
Refund/Sewer Connect Fees/8664 Sumner Place/BS-23-1186 Rfd 6/7/24 $ 29.70 65420 0 - PATEL, ROMA $ 206.00
Refund/Volleyball Camp 6/18-7/31 Rfd 6/7/24 $ 206.00
65421 0 - SCDS CONSULTING DESIGN $ 9,924.00
Refund/Sewer Connect Fees/4471 Lincoln Ave/BS-23-1368 Rfd 6/7/24 $ 9,924.00 65422 0 - TILSON, ZACHARY $ 150.00
Refund/Facility Deposit/Contract #8716 Rfd 6/7/24 $ 150.00

Page 16 of 17 ends

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
05/11/24 - 06/07/24
65423 0 - TRAN, HANG $ 4,289.29
Refund/Sewer Connect Fees/5882 Lemon Ave/BS-22-2024 Rfd 6/7/24 $ 4,289.29 65424 0 - VENEGAS, ALFREDO $ 500.00
Refund/Recycling Deposit/CDD-24-56/6136 Palau St Rfd 6/7/24 $ 500.00 Total EFTs $ 586,474.16 $ 586,474.16
Total Warrants 2,006,605.57 2,006,605.57
Transfer to Payroll (W1529) 785,502.59 Payroll 04/26/24-05/10/24 785,502.59 Transfer to Payroll (W1530) 820,228.18 Payroll 05/10/24-05/24/24 820,228.18 Grand Totals $ 4,198,810.50 $ 4,198,810.50

Page 17 of 17 ends

CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 18.

FROM: Douglas Dancs, Director of Public Works
DATE: 06/24/2024
SUBJECT: Renew the Cypress Corporate Center Landscape Maintenance District No. 1 for FY 2024-25

RECOMMENDATION
Adopt a Resolution renewing Cypress Corporate Center Landscape Maintenance District No. 1 for FY 2024-25, pursuant to the Landscaping and Lighting Act of 1972.

DISCUSSION
The City formed a Maintenance District in 1985 covering all properties bounded by Katella Avenue, Knott Street, Valley View Street, and the Stanton Storm Channel. The District provides maintenance of the landscape berm adjacent to the Channel. The City maintains the berm primarily through a contract, which includes trimming plants four times a year and irrigation repairs. Nineteen parcels owned by four property owners are assessed annually on a per-acre basis. The FY 2024-25 assessment is $102,766. The attached Resolution authorizes the assessment of Cypress Business Park properties adjacent to the channel for berm maintenance. A copy of the May 13 Agenda Report approving the City Engineer’s Report and the FY 2024-25 renewal of the Cypress Corporate Center Landscape Maintenance District No. 1 is attached. Affidavits of posting and publication of the public hearing notices are on file in the City Clerk's office.

BUDGET IMPACT
The maximum assessment for FY 2024-25 is $102,766 and covers the majority of the $124,489 budget, including indirect and direct costs from the City and the County Auditor-Controller. Restricted fund balance is available in the Corporate Center Maintenance District No. 1 Fund to pay the remaining $21,723.

LEGAL REVIEW
None required.

APPROVED BY: Peter Grant, City Manager
Attachments
Resolution
May 13 Agenda Report
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA,

ORDERING THE RENEWAL OF THE CYPRESS CORPORATE CENTER
LANDSCAPE MAINTENANCE DISTRICT NO. 1 FOR FISCAL YEAR 2024-25, PURSUANT TO THE LANDSCAPING AND LIGHTING ACT OF 1972, AND

CONFIRMING THE DIAGRAM AND ASSESSMENT THEREOF
WHEREAS, the City Council has, by Resolution No. 6959, declared its intention to order the construction and maintenance of a certain landscaped berm in connection with the development of the Cypress Business Park, and to modify Cypress Corporate Center Landscape Maintenance District No. 1 under the provisions of the Landscaping and Lighting Act of 1972, i.e., Part 2 of Division 15 of the California Streets and Highways Code (herein “the Act”); and
WHEREAS, in Resolution No. 6959, the City Council fixed June 24, 2024, at the hour of 6:00 p.m. in the City Council Chamber located at City Hall, 5275 Orange Avenue, in the City of Cypress, California, as the time and place for hearing protests and objections to the improvements proposed to be renewed for Fiscal Year 2024-25, and/or to the proposed assessment; and
WHEREAS, the City Council has approved a report prepared by the City Engineer under and pursuant to the Act and, in particular, Section 22565 et seq. of the Act; the City Engineer’s Report (herein “the Report”), and said Report has been filed with the City Clerk of the City of Cypress and has been available for review by the property owners within Cypress Corporate Center Landscape Maintenance District No. 1; and WHEREAS, the City Clerk has given the notices of the passage of the Resolution of Intention, Resolution No. 6959, the filling of the Report, and of the time and place and purpose of said hearing, substantially as required by Sections 22626 et seq. of the California Streets and Highways Code; and
WHEREAS, the City Clerk has filed with the City Council an affidavit setting forth the time and manner of the compliance with the requirements of the Act for publishing and mailing of said notices; and
WHEREAS, at the time and place stated in said notices, a hearing was duly held by the City Council; during the course of said hearing, the Report was duly presented and considered; all written protests and objections received, if any, were duly presented, read, heard, and considered; all persons appearing at said hearing and desiring to be heard in the matter of said Report were heard; a full, fair, and complete hearing has been had; and the City Council is fully informed in the premises; and
WHEREAS, the City Council has examined and considered the assessment proposed in said Report and the proceedings prior thereto, and the evidence presented at said hearing.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS DOES HEREBY FIND, DETERMINE, RESOLVE AND ORDER AS FOLLOWS:

SECTION 1. The hearing referred to in the recitals hereof has been duly, held, and each and every step in the proceedings prior to and including the hearing has been duly and regularly taken. The City Council is satisfied with the correctness of the Report, including the assessment and diagram, the proceedings and all matters relating thereto; and any and all protests, objections, or appeals are hereby overruled and denied. The City Council orders the renewal of Cypress Corporate Center Landscape Maintenance District No. 1 for Fiscal Year 2024-25, as described in Resolution No. 6959, and confirms the proceedings and said assessment.

SECTION 2. The City Council orders the proposed improvements to be made in accordance with said Report and these proceedings.

SECTION 3. The City Council determines that the amount of the assessment shown in said Report, i.e. $102,766 should be confirmed; and said assessment is confirmed and fixed in the amount of $102,766.

SECTION 4. The City Council determines that the amounts to be assessed against the individual parcels shown on the assessment diagram contained in said Report are hereby approved and confirmed; and said City Clerk is directed to endorse the fact and date of such approval on said Report.

SECTION 5 The City Clerk is directed to file said diagram and assessment with the County Auditor as required by Section 22641 of the California Streets and Highways Code.

PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 24
th day of June, 2024.

MAYOR OF THE CITY OF CYPRESS
ATTEST:

CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 24
th day of June, 2024, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

CITY CLERK OF THE CITY OF CYPRESS
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 6.

FROM: Douglas Dancs, Director of Public Works
DATE: 05/13/2024
SUBJECT: Approve the City Engineer's Report and Adopt a Resolution Declaring the City Council's Intent to Renew Cypress Corporate Center Landscape Maintenance District No. 1 following a June 24, 2024 Public Hearing

RECOMMENDATION

1. Approve the City Engineer's Report for the Cypress Corporate Center Landscape Maintenance District No. 1 for Fiscal Year 2024-25; and

2. Adopt the attached Resolution declaring the City Council's intention to order the renewal of Cypress Corporate Center Landscape Maintenance District No. 1 for maintenance of the landscape and irrigation system and setting the public hearing for June 24, 2024.

Nineteen parcels owned by four property owners are assessed annually on a per-acre basis (Attachment E and F of the City Engineer's Report). The assessment funds the maintenance and irrigation of the landscape berm. The annual assessment is a routine process established nearly 40 years ago.

Pursuant to the Landscaping and Lighting Act, the City Engineer prepares an annual report to file with the City Clerk outlining the Maintenance District renewal. The recommended Resolution approves the City Engineer's Report and declares the City Council's intention to renew Cypress Corporate Center Landscape Maintenance District No. 1 for FY 2024-25 and sets the public hearing for June 24, 2024.

BUDGET IMPACT
Renewal includes a maximum assessment of $102,766 for the parcels adjacent to the berm.

Renewal includes a maximum assessment of $102,766 for the parcels adjacent to the berm.

The assessment is distributed based on each parcel's square footage. The assessment reflects a 4.03% CPI increase from FY 2023-24. Estimated FY 2024-25 maintenance costs and indirect support from the City are $124,489, which exceeds the assessment by $21,723.

The Maintenance District No. 1 Fund has sufficient accumulated balances available to absorb costs above the recommended FY 2024-25 assessment.

LEGAL REVIEW
None required.

APPROVED BY: Peter Grant, City Manager
Attachments
City Engineer's Report
Resolution

CITY ENGINEER'S REPORT
for

CYPRESS CORPORATE CENTER LANDSCAPE MAINTENANCE
DISTRICT NO. 1
FISCAL YEAR 2024-25
_____________________________________
Nick Mangkalakiri, P.E.

City Engineer
City of Cypress
May 2024

CITY ENGINEER'S REPORT

MAINTENANCE ASSESSMENT DISTRICT FOR BERM
This document consists of the following documents:

Attachment A............................................................Landscape Maintenance Specifications Specifications for the improvements are filed with the City Engineer and are available for review at the Public Works counter. Although separately bound, the specifications are a part of this report and are included in it by reference.

Attachment B............................................................................ Landscape Plan and Section Plans showing existing and proposed landscape maintenance improvements.

Attachment C .......................................................................................Master Irrigation Plan Plans showing existing and proposed irrigation improvements Attachment D ............................................................................. Maintenance Cost Estimate An estimate of the cost of improvements, including direct and indirect costs.

Attachment E....................................................... Diagram of Proposed Assessment District A diagram showing all the parcels of real property within this assessment district.

Attachment F............................................................Assessment Distribution Cost Estimate An assessment of the estimated cost of the improvements on each benefited parcel of land within the assessment district as shown in Attachment E.

w
z
z
<(
�
0 �
en
(NOTE: Berm section is 17' - 6"
wide from Knott Street
to 1 000' west.)
0 <( )( 0
c:::
w
z
<(
z
w )(
Iz
<(
)(
r-FOR FUTURE
/ CONNECTION
--FENCE GATE
VALVES

GATE VALVE

TEMPORARY

CONNECTION TO

ADJACENT SITE
X
TORO 316-12-02
TORO 308-12-02
X

MAIN LINE

PRIVATE FENCE
X

STORM CHANNEL
FENCE

MASTER IRRIGATION PLAN
SCALE: NOT TO SCALE
Attachment C
D-1
Attachment D

MAINTENANCE COST ESTIMATE

DESCRIPTION AMOUNT
$ 108,251
$ 16,238
$ 124,489
Maintenance (from 7/1/24-6/30/25)
City’s Indirect Support Costs Total
Maintenance Costs
Assessment * $ 102,766
*4.03% CPI adjustment (All Urban Consumers – March 2023 to March 2024)

Attachment F

ASSESSMENT
NUMBER
NAME DESCRIPTION Acreage %

AMOUNT OF

ASSESSMENT
2023-24
1 Cypress Corporate Center LLC; P.O. Box 240011,
Los Angeles, CA 90024
Par 1, PM 134-4
A.P. #224-271-05

5.378 3.95% $4,056.57
2 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 1, PM 207-35
A.P. #224-271-11

1.646 1.21% $1,241.56
3 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 2, PM 207-35
A.P. #224-271-07

3.238 2.38% $2,442.39
4A Katella Holder Street LLC; PO Box 847, Carlsbad, CA
92018
Par 1, PM 155-23
A.P. #224-271-23

13.966 10.25% $10,534.42
4B
Katella Holder Street LLC; PO Box 847, Carlsbad, CA
92018
Par 2, PM 155-23
A.P. #224-271-24

8.324 6.11% $6,278.71
5 Duke Realty Limited Partnership - Prologis L.P.; 1800 Wazee Street, Suite 500, Denver CO 80202
Par 1, PM 167-34
A.P. #224-261-04

22.304 16.37% $16,823.69
6 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 4, PM 247-21
A.P. #224-261-07

6.301 4.62% $4,752.78
7 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 3, PM 247-21
A.P. #224-262-01

15.235 11.18% $11,491.61
8 Warland Investments, Ltd. 1301 Montana Avenue, Suite
A, Santa Monica, CA 90403
Par 1, PM 214-13
A.P. #224-271-21

11.314 8.30% $8,534.04
9 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 2, PM 207-35
A.P. #224-271-12

1.843 1.35% $1,390.16
10 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 3, PM 207-35
A.P. #224-271-13

1.100 0.81% $829.72
11 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 4, PM 207-35
A.P. #224-271-14

1.106 0.81% $834.24
12 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Lot 5, PM 207-35
A.P. #224-271-17

1.380 1.01% $1,040.92
13 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 6, PM 207-35
A.P. #224-271-16

0.996 0.73% $751.27
14 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 7, PM 207-35
A.P. #224-271-15

1.322 0.97% $997.17
15 Warland Investments, Ltd. 1301 Montana Avenue, Suite A, Santa Monica, CA 90403
Par 2, PM 214-13
A.P. #224-271-22

17.504 12.85% $13,203.09
16 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 1, PM 238-16
A.P. #224-261-08

7.177 5.27% $5,413.54
17 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 2, PM 247-21
A.P. #224-261-10

9.211 6.76% $6,947.77
18 Cypress Corporate Center LLC; P.O. Box 240011
Los Angeles, CA 90024
Par 2, PM 247-21
A.P. #224-261-11

6.897 5.06% $5,202.34
Total 136.24 100% $102,766.00
Max Assessment of $102,766
Landscape Maintenance District No.1
2024-25 Assessment Distribution Based on
15 RESOLUTION NO. 6959

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA,

DECLARING ITS INTENTION TO ORDER THE RENEWAL OF CYPRESS CORPORATE CENTER LANDSCAPE MAINTENANCE DISTRICT NO. 1 FOR FISCAL YEAR 2024- 25, PURSUANT TO THE LANDSCAPING AND LIGHTING ACT OF 1972,

AND FIXING A TIME AND PLACE FOR HEARING OBJECTIONS THERETO WHEREAS, the City Council has heretofore proposed the renewal of Cypress Corporate Center Landscape Maintenance District No. 1 ( the" District") for Fiscal Year 2024- 25 pursuant to the provisions of the Landscaping and Lighting Act of 1972 ( Streets and Highways Code, Sections 22500 et seq.) for the purpose of maintaining a landscaped berm constructed in connection with the development of the Cypress Business Park; and WHEREAS, the City Engineer' s report entitled " City Engineer' s Report- Maintenance Assessment District for Berm," dated May 2024, (the" City Engineer") was ordered, prepared and presented to the City Council pursuant to Streets and Highways Code, Sections 22565 et seq.; and

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS HEREBY DOES FIND, DETERMINE, RESOLVE AND ORDER AS FOLLOWS:

SECTION 1. The City of Cypress does hereby declare its intention to order the renewal of Cypress Corporate Center Landscape Maintenance District No. 1 for Fiscal Year 2023-24, and to collect assessments pursuant to the Landscaping and Lighting Act of 1972.

SECTION 2. The District consists of that certain portion of the City of Cypress bounded on the north by Katella Avenue, on the east by Knott Street, on the south by Stanton Storm Channel, and on the west by Valley View Street.

SECTION 3. The landscaped improvements to be installed and maintained within the boundaries of the District are more particularly described in the City Engineer' s Report.

Said improvements have been modified since formation of said District by being extended from Knott Street westerly to 40' east of Valley View Street.

SECTION 4. A full and detailed description of the boundaries of the District and the proposed assessments upon assessable lots and parcels of land within the District are contained in the City Engineer's Report.

SECTION 5. NOTICE IS HEREBY GIVEN that on the 24th day of June, 2024, at the hour of 6:00 p.m. in the Council Chamber located at City Hall, 5275 Orange Avenue, in the City of Cypress, California, any and all persons having objections to the work or extent of the District, may appear and show cause why said work should not be done or carried out or why the District should not be renewed in accordance with the Resolution of Intention.

Although the City Council will consider all oral objections at the hearing, in order for an objection to constitute a protest under Streets and Highways Code, Section 22628, such protest must be in writing and must contain a description of the property in which each signer thereof is interested, sufficient to identify the same and must be delivered to the City Clerk of said City prior to the time set for the hearing and no other protests or objections will be considered for this purpose. If the signer of any protest is not shown upon the last equalized assessment roll of Orange County as the owner of the property described in the protests, then such protest must contain or be accompanied by written evidence that such signer is the owner of the property so described.

SECTION 6. The City Clerk shall cause this Resolution of Intention to be published at least ten days prior to the date set for the hearing, at least once in a newspaper of general circulation serving the City of Cypress, California, all as provided for in Government Code, Section 6061.

SECTION 7. The City Clerk is hereby ordered and directed to mail this Resolution of Intention to all property owners, whether resident or nonresident, within the District, at least ten days prior to the date set for the hearing, pursuant to Streets and Highways Code, Section 22627.
16 PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 13th day of May, 2024.

JROF TH• I Y OF CYPRESS
ATTEST:

CITY CLERK OF THE ITY OF CYPRESS
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 13th day of May, 2024 by the following roll call vote:

AYES: 5 COUNCIL MEMBERS: Burke, Mallari, Marquez, Peat and Minikus NOES: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
04,
CITY CLERK 0 THE TY OF C PRESS
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 19.

FROM: Alicia Velasco, Planning Director
DATE: 06/24/2024
SUBJECT: Approve a Conditional Use Permit, a Conditional Use Permit Amendment, and Tentative Parcel Map for a Charter School at 4321 Cerritos Avenue

RECOMMENDATION

1. Adopt a Resolution amending Conditional Use Permit No. 86-11; and

2. Adopt a Resolution approving Conditional Use Permit No. 2024-01; and

3. Adopt a Resolution approving Tentative Parcel Map No. 2023-134; and

4. Confirm actions are exempt from California Environmental Quality Requirements.

SUMMARY
Holy Cross Lutheran Church and Redhook Capital Partners IV applied for a Conditional Use Permit (CUP) to establish Sycamore Creek Community Charter School (SCCCS) at 4321 Cerritos Avenue. The 4.47-acre site is occupied by Holy Cross Lutheran Church (Church) and its private elementary and pre-school with a maximum enrollment of 219 students. The existing school will cease operations to facilitate the establishment of SCCCS on the eastern portion of the site. The proposed parcel map creates two parcels: the Church on the west (APN: 242-031-03) and SCCCS on the east (APN: 242-041-38). SCCCS will occupy four existing buildings and eight new modular buildings. SCCCS's enrollment will be capped at 720 students. The project meets all development requirements and CUP findings, and is recommended for approval.

DISCUSSION
Background
Holy Cross Lutheran Church established church and school facilities in 1963 through CUP No. 154. Since then, several CUP amendments allowed its expansion adding classrooms and youth center facilities. The private elementary school has a maximum enrollment of 219 students. SCCCS is a public-charter school, currently operating in Huntington Beach with 164 students. SCCCS plans to relocate and primarily serve students from Cypress, Los Alamitos, Long Beach, and Huntington Beach. California public-charter schools require approval from Long Beach, and Huntington Beach. California public-charter schools require approval from the county board of education and the OC Board of Education approved SCCCS to operate in Cypress in 2023.

Project Description
The CUP allows SCCCS on the eastern portion of the site, while the Church will operate on the western portion and close its school. SCCCS will serve students from transitional kindergarten (TK) through twelfth grade, with a maximum of 720 students (240 students in transitional kindergarten to third grade and 480 students in grades four through 12). The CUP allows SCCCS to hold special events outside of regular school hours (i.e. back-to-school night and student performances) approximately once per month.

The proposed tentative parcel map allows separate ownership of the Church and SCCCS.

SCCCS will occupy four existing buildings and eight new modular buildings (seven classrooms and one restroom). Except for the Church, all buildings are one story and have a height of less than 18 feet. The new buildings have a campus-style layout with play areas and sports fields in the center. The sports fields will not be lit and there is no new lighting in the parking areas.

Subject Property and Surrounding Land Uses
The 4.47-acre site consists of two parcels containing six buildings. The Church will retain western parcel and the main sanctuary building. One modular building will be demolished.

Water, sewer, and dry utilities along Cerritos Avenue serve the site. The project is bounded by the following uses:

Direction Land Use Zoning
North Single-Family Residential RS-6000
South Business Park City of Los Alamitos
East Single-Family Residential; Religious
Facility RS-6000
West Single-Family Residential RS-6000
Regulatory Control
General Plan/Zoning/Specific Plan and Required Discretionary Actions The General Plan designates the site as Low Density and it is zoned RS-6000. The RS-6000 zone and Low Density designation are intended for single-family residential development.

Institutional uses such as religious and school facilities are permitted as a conditional use (Zoning Ordinance Section 2.05.030). The recommended CUP Resolution includes the required findings as outlined by State law and Section 4.19.070 of the Zoning Ordinance. An amendment to the Church’s CUP is also required to eliminate its school use.

A tentative parcel map (TPM) is required to reconfigure the two existing parcels to accommodate separate uses and ownership. The TPM is recommended for approval subject to required findings outlined in the Subdivision Ordinance and State law.

Development Standards
The project meets all development standards:

Standards Required Proposed
Minimum Building Setbacks:

Front
Rear
Side (West)
Side (East)
20’
10’
10’
5’
34’-4”
10’
30’
10’
Maximum Height 35’ Church: 60’ (existing)1
New buildings: 14’-6”
Minimum Distance between
Structures 10’ 10'
1 – Approved pursuant to CUP C-187.

Site Plan Review
Access and Parking
The project replaces two existing driveways with a shared driveway that aligns with Calle Lee to the south. The Traffic Impact Study (attached) requires a traffic signal at this intersection, and it is included as a condition of approval. The City of Los Alamitos, which controls the majority of Cerritos Avenue, has approved all the traffic improvements. However, all the traffic improvements must be installed and operational before Cypress issues a certificate of occupancy. The project applications will pay for all the traffic improvements.

The site has two parking areas containing 110 spaces. The conditions of approval require the Church and SCCCS to enter into a Reciprocal Access and Share Use Agreement to maintain access to the driveway and all parking areas. The circulation plan provides one-way access to the eastern portion of the site to facilitate student drop-off/pick-up.

The Zoning Ordinance (Section 2.05.050) establishes parking requirements:

Land Use Parking Standard Parking Spaces
Required
Places of worship 1 space for every 3 fixed seats in
the main assembly room 102
Schools (elementary
and junior high)
2 spaces for each classroom
(20 classrooms) 40
Schools (high) 7 spaces for each classroom
(8 classrooms) 56
Spaces Required 198
Spaces Provided 110
Although the site does not contain sufficient spaces to meet the parking requirement, Zoning Ordinance Section 3.14.030 allows exceptions for parking facilities that are consistent with the intent of the requirements. The peak parking times for the Church and SCCCS do not overlap; therefore, the 102 spaces required for the Church is sufficient for both uses. The Reciprocal Access and Shared Use Agreement will be recorded against both parcels and remain in effect unless alternative parking arrangements are approved by the City.

Building Design and Landscaping
SCCCS will repurpose and make minor improvements to four buildings and eight new SCCCS will repurpose and make minor improvements to four buildings and eight new modular buildings with entryway awnings and siding consistent with SCCCS branding (shades of yellow and green). All exterior play areas are in the center of the site for safety and to lessen noise impacts on neighboring properties. A landscaped area with trees provides an additional buffer between the classroom buildings and residential uses to the north and east. A landscape buffer along Cerritos Avenue will replace the existing driveways.

ENVIRONMENTAL REVIEW
Under California Environmental Quality Act Guidelines (CEQA), Section 15332, the project is categorically exempt from further environmental analysis as an infill project on a site less than five acres in an urbanized area. Although further CEQA review was not required, a Traffic Impact Analysis and Noise Study were prepared.

Traffic Impacts
The Traffic Impact Analysis evaluated the number of trips the project generates and its impact on nearby intersections. The analysis determined Church and SCCCS will generate 829 vehicle trips during the AM peak hour and 340 trips during the PM peak hour. The analysis evaluated 11 intersections and found that all will operate at an acceptable level of service (LOS) of D or better. The Traffic Impact Analysis' queuing analysis found that SCCCS drop-off/pick-up zones and onsite circulation are adequate to support school operations.

Staggering school start times in 15 minute increments will further lessen traffic impacts. The Traffic Impact Analysis recommended a traffic signal at the driveway entrance and turn lane improvements at Bloomfield-Cerritos and Valley View-Cerritos. These improvements are included as conditions of approval and will be paid for by the project applicants.

Noise Impacts
The Noise Study evaluated impacts on surrounding properties and against the General Plan's noise standards. The Noise Study found that the project's noise impacts are less than significant and will not exceed General Plan noise limits.

CONSISTENCY WITH GENERAL PLAN OBJECTIVES
The project is consistent with the following General Plan goals/policies:

LU-1: Create a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, industrial and open space/recreation uses, while providing adequate community services to residents.

LU-2: Ensure that new development is compatible with surrounding land uses, the circulation network, availability of public facilities, and existing development constraints.

The project will contribute to a well-balanced land use pattern by providing additional educational opportunities within the community. With the recommended conditions of approval, the project will be compatible with surrounding land uses.

PUBLIC HEARING / PUBLIC OUTREACH PROCESS
Public hearing notices were posted and mailed to the property owners within 500 feet of the project. All public notice requirements have been met. All written communication received prior to publishing the City Council agenda is attached. Written communication submitted by 3 p.m. on June 24 will be part of the public hearing record.

ALTERNATIVE ACTIONS
If the City Council identifies issues which should be addressed prior to taking action on this application, the City Council may consider:

1. Adding conditions of approval to address concerns; or Continuing the public hearing and directing staff to work with the applicant to resolve the issues; or

2. Continuing the public hearing, making findings for denial and directing staff to return to City Council with a resolution for denial.

3. BUDGET IMPACT
None.

LEGAL REVIEW
None required.

APPROVED BY: Peter Grant, City Manager
Attachments
Charter School CUP Resolution
Tentative Parcel Map Resolution
Church Amendment CUP Resolution
Project Conditions
Traffic Study
Noise Study
Vicinity Map
Project Plans
Letters in Response to the Project
Notice of Exemption
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-01, TO OPERATE A TK-12 PUBLIC CHARTER SCHOOL, ON A SITE LOCATED AT 4321 CERRITOS AVENUE WITHIN RS-6000 RESIDENTIAL SINGLE-FAMILY ZONE IN THE CITY OF CYPRESS,

CALIFORNIA AND FINDING THE REQUEST EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS.

WHEREAS, the City Council of the City of Cypress has considered an application submitted by Holy Cross Lutheran Church and Red Hook Capital Partners IV (“Developer”) for the following: 1) a new conditional use permit to operate a TK – 12 public charter school; 2) amend the existing conditional use permit for Holy Cross Lutheran Church currently operating at the site; and 3) a tentative parcel map to reconfigure the two existing parcels for separate ownership (the “Project”). The Church will occupy the western parcel (APN: 242-031-03) and the new school will occupy the eastern parcel (APN: 242-041-38). The Project is located at 4321 Cerritos Avenue in the RS-6,000 Residential Single-Family Zone; and
WHEREAS, the Project requires the following to be approved by the City Council:

Conditional Use Permit No. 2024-01, Amendment to Conditional Use Permit No. 86-11, and Vesting Tentative Parcel Map (VTPM No. 2023-134); and WHEREAS, the subject site is zoned RS-6,000 Residential Single-Family. Section

2.05.030 of the Cypress Zoning Ordinance states that “Schools K-12, Private” is a permitted use subject to the approval of a Conditional Use Permit; and WHEREAS, the City Council has reviewed the goals and objectives of the General Plan as laid out in the City Council staff report dated June 24, 2024, and finds that the Project is consistent with the intent of the General Plan; and WHEREAS, on June 24, 2024, the City Council held a duly noticed public hearing and considered testimony on the application; and
WHEREAS, Pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15332 (In-Fill Development), the project is categorically exempt from further environmental analysis because it is an infill project on a site less than five acres in size located in an urbanized area; and
WHEREAS, the City Council finds that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this Resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.

Resolution No.

Page 2 ends

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, DOES HEREBY RESOLVE, based upon substantial evidence taken from the administrative record and at the public hearing, AS FOLLOWS:

SECTION 1. Findings. Pursuant to the Cypress Zoning Ordinance Section

4.19.070 (Conditional Use Permits), the City Council finds, after due study and deliberation that the following circumstances exist:

1. The proposed location of the conditional use is consistent with the requirements of the General Plan and the Zoning District in which the site is located.

The Project site has a general plan land use designation of Low Density and is zoned RS-6000 (Residential Single-Family). Institutional uses such as schools and religious facilities are consistent with this designation. Per Section 2.05.030 of the Zoning Ordinance, private schools are permitted in the RS-6000 zone with conditional use permit approval. The Project meets all applicable development standards required by the Zoning Ordinance.

2. The proposed location of the conditional use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or general welfare, nor would be materially injurious to properties or improvements in the vicinity.

With approval of the conditions included in Exhibit “A”, the Project will not be materially detrimental to the public health, safety or general welfare. The project is adjacent to single-family residential uses to the north and east; however, the site has been designed to avoid negatively impacting adjacent uses by including appropriate setbacks, landscaping, and other features. The conditions included in Exhibit “A”, will ensure that the construction and ongoing school operations will not negatively impact public health, safety, or general welfare.

3. The proposed conditional use would comply with all applicable provisions of this zoning ordinance.

With approval of the conditions included in Exhibit “A”, the Project complies with all applicable development standards and provisions of the zoning ordinance including those related to setbacks, landscaping and off-street parking.

SECTION 2. CEQA. The City Council finds that the proposed project is categorically exempt pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15332 (In-Fill Development) because the project is an infill project on a site less than five acres in size located in an urbanized area.

Resolution No.

Page 3 ends

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress hereby approves Conditional Use Permit No. 2024-01, subject to the applicable conditions included in Exhibit “A”. The decision of the City Council is final and conclusive as to all things involved.

PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 24th day of June, 2024.
_______________________________

MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________

CITY CLERK OF THE CITY OF CYPRESS

STATE OF CALIFORNIA )

COUNTY OF ORANGE )SS
I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 24th day of June, 2024, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING VESTING TENTATIVE PARCEL MAP NO. 2023-134, TO

RECONFIGURE TWO PARCELS FOR THE OPERATION OF A NEW CHARTER SCHOOL AND AN EXISTING RELIGIOUS FACILITY LOCATED AT 4321 CERRITOS AVENUE IN THE RS-6000 RESIDENTIAL SINGLE-FAMILY ZONE, IN THE CITY OF CYPRESS, CALIFORNIA AND FINDING THE PROJECT EXEMPT FROM CEQA.

Conditional Use Permit No. 2024-01, Amendment to Conditional Use Permit No. 86-11, and Vesting Tentative Parcel Map (VTPM No. 2023-134); and WHEREAS, Pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15332 (In-Fill Development), the project is categorically exempt from further environmental analysis because it is an infill project on a site less than five acres in size located in an urbanized area; and
WHEREAS, on June 24, 2024 the City Council held a duly noticed public hearing and accepted testimony in regards to the Project; and
WHEREAS, said tentative map has been reviewed by the City’s Engineer and the Orange County Fire Department with recommended conditions of approval; and WHEREAS, the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City’s General Plan; and WHEREAS, the City Council finds that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

Resolution No.

Page 2 ends

SECTION 1. The proposed map does not warrant rejection based upon the criteria for rejection in the Cypress Subdivision Ordinance, the City’s General Plan, the Cypress Zoning Ordinance, or Sections 66473.5, 66474.6 and 66474 of the Subdivision Map Act as the proposed tentative map is:

A. The map is consistent with the site’s General Plan land use designation of “Low Density”. The proposed school use and existing religious facility are consistent with the intent of the Low Density designation.

B. The proposed new school buildings associated with the proposed subdivision are consistent with the General Plan and the Zoning Ordinance.

C. The site is physically suitable for the type of development. The project meets all the required development standards.

D. The site is physically suitable for the density of development. Although the General Plan and Zoning Ordinance to not include floor area ratio standards for nonresidential development in the Low Density designation/RS-6000 zone, the proposed development is consistent with the level of density of residential uses surrounding the site.

E. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is exempt from further CEQA review pursuant to CEQA Guidelines, Section 15332. The project is less than 5 acres in size and located in an urbanized area. Therefore, it is not likely to cause substantial environmental damage or impact to fish or wildlife or their habitat.

F. The design of the subdivision will not cause serious public health problems. Sewer discharge requirements will occur pursuant to Section 66474.6 of the Subdivision Map Act.

G. The design of the subdivision or the type of improvements will not unreasonably interfere with the free and complete exercise of a public entity and/or public utility rights-of-way and/or easements within the tract map. All existing utility easements will remain intact.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress hereby approves Vesting Tentative Parcel Map No. 2023-134, subject to the applicable conditions included in Exhibit “B” of the Resolution approving Conditional Use Permit No. 2024-01. The decision of the City Council is final and conclusive as to all things involved.

Resolution No.

Page 3 ends

PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 24th day of June, 2024. _______________________________

MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________

CITY CLERK OF THE CITY OF CYPRESS

STATE OF CALIFORNIA )

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING AN AMEMDMENT TO CONDITIONAL USE PERMIT NO. 86-11, TO

ELIMINATE THE SCHOOL USE FROM THE PREVIOUS APPROVAL, ON A SITE LOCATED AT 4321 CERRITOS AVENUE WITHIN RS-6000 RESIDENTIAL SINGLEFAMILY ZONE IN THE CITY OF CYPRESS, CALIFORNIA AND FINDING THE PROJECT EXEMPT FROM CEQA.

2.05.030 of the Cypress Zoning Ordinance states that “Places of Worship” are a permitted use subject to the approval of a Conditional Use Permit; and WHEREAS, Conditional Use Permit No. 86-11 authorizes a church and school facility on the site. With approval of the tentative parcel map and a separate conditional use permit for a school under separate ownership, it is necessary to remove the authorization for a school on the church site; and
WHEREAS, the City Council has reviewed the goals and objectives of the General Plan as laid out in the City Council staff report dated June 24, 2024, and finds that the Project is consistent with the intent of the General Plan; and WHEREAS, on June 24, 2024, the City Council held a duly noticed public hearing and considered testimony on the application; and
WHEREAS, Pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15332 (In-Fill Development), the project is categorically exempt from further environmental analysis because it is an infill project on a site less than five acres in size located in an urbanized area; and
WHEREAS, the City Council finds that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this Resolution as being a Resolution No.

Page 2 ends

reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, DOES HEREBY RESOLVE, based upon substantial evidence taken from the administrative record and at the public hearing, AS FOLLOWS:

SECTION 1. Findings. Pursuant to the Cypress Zoning Ordinance Section

4.19.070 (Conditional Use Permits), the City Council finds, after due study and deliberation that the following circumstances exist:

1. The proposed location of the conditional use is consistent with the requirements of the General Plan and the Zoning District in which the site is located.

The Project site has a general plan land use designation of Low Density and is zoned RS-6000 (Residential Single-Family). Institutional uses such as schools and religious facilities are consistent with this designation. Per Section 2.05.030 of the Zoning Ordinance, places of worship are permitted in the RS-6000 zone with conditional use permit approval. The Project meets all applicable development standards required by the Zoning Ordinance.

With approval of the conditions included in Exhibit “C”, the Project will not be materially detrimental to the public health, safety or general welfare. A new TK-12 charter school is being established under a separate conditional use permit on the eastern project parcel. This conditional use permit amendment serves to separate the school and religious facilities by removing the previous school use approval from the existing church CUP. This amendment will ensure that ongoing church operations will not negatively impact public health, safety, or general welfare by guaranteeing that a second school cannot be established on the site.

3. The proposed conditional use would comply with all applicable provisions of this zoning ordinance.

With approval of the conditions included in Exhibit “C”, the Project complies with all applicable development standards and provisions of the zoning ordinance including those related to setbacks, landscaping and off-street parking.

Resolution No.

Page 3 ends

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress hereby approves Amendment to Conditional Use Permit No. 86-11, subject to the applicable conditions included in Exhibit “C”. The decision of the City Council is final and conclusive as to all things involved.

Resolution No.

Page 4 ends

PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 24th day of June, 2024. _______________________________

MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________

CITY CLERK OF THE CITY OF CYPRESS

STATE OF CALIFORNIA )

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS
 Community Development Department  Planning Division  EXHIBIT "A"
CONDITIONAL USE PERMIT NO. 2024-01
(Sycamore Creek Charter School)
4321 CERRITOS AVENUE

CONDITIONS OF APPROVAL
Bolded conditions represent those specific to this project.

1. General Conditions

1.1. Unless and until the project applicant and property owner sign and return a City-provided affidavit accepting these conditions of approval, there shall be no entitlement of the application. The project applicant and property owner shall have 15 calendar days to return the signed affidavit to the Community Development Department. Failure to do so will render City Council action on the application void. (Planning)

1.2. The applicant shall defend, indemnify, and hold harmless, the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul, an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, CH. 4 (§ 21000 et seq. - including but not by way of limitation § 21152 and 21167). City shall promptly notify the applicant of any claim, action, or proceeding brought within this time period. (City Attorney)

1.3. This permit is granted for the project plans approved 6/24/24 and the tentative map dated 6/2/2023, (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions, or unless a minor modification to the plans is approved by the Planning Director. A minor modification may be granted for minimal changes or increases in the extent of use or size of structures or of the design, materials or colors of structures or masonry walls. (Planning)

1.4. The applicant’s contractor shall provide the City with a Certificate of Insurance on City form evidencing a comprehensive liability insurance policy with a combined single limit of not less than $500,000 each occurrence in connection with the work performed. Certificate shall include the City, its Council, officers, members of boards or commissions and employees as additional Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including attorney's fees, arising out of or in connection with the work to be performed under the development executed by the Named Insured and City, including any act or omission of employees, agents, subcontractors, or their employees.

Such certificate shall have a 30 day cancellation notice to the City of Cypress. (City Attorney)

1.5. The applicant shall comply with all provisions of the Code of the City of Cypress. (Planning)
Exhibit “A”
Conditional Use Permit No. 2024-01 Page 2
Conditions of Approval
 Community Development Department  Planning Division 

1.6. All applicable conditions of the project shall be complied with prior to commencement of the charter school operation. (Planning)

1.7. Any failure of applicant to abide by these conditions of approval or sign and return a Cityprovided affidavit accepting these conditions of approval shall be grounds for City’s initiation of proceedings to revoke this Conditional Use Permit in accordance with the City’s Zoning Ordinance.

1.8. The applicant may request minor modifications of conditions of approval consistent with the intent of the project approval. The Planning Director, City Engineer, Orange County Fire Authority, and/or the Police Chief, depending on the requested modification, shall approve the modification in writing. For numerical standards, the Planning Director may approve deviations up to 10% provided that city code requirements are met.

1.9. Any and all correction notice(s) generated through the plan check and/or inspection process is/are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant and all agents thereof. (Planning)

2. Planning

2.1. Any expansion or modification of the approved use beyond what is approved as part of this Conditional Use Permit will require an amendment to the conditional use permit. (Planning)

2.2. All school activities shall occur within the buildings or the designated sports playground area. Temporary use permits shall be required for special outdoor events in accordance with Section 19, of the Cypress Zoning Ordinance. (Planning)

2.3. This conditional use permit may be modified or revoked by the City Council should the Council determine that the proposed use or conditions under which it is being operated or maintained is detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. (Planning)

2.4. At least two weeks prior to the issuance of the first certificate of occupancy, the applicant shall meet with the project planner and members of the Building and Engineering Divisions to ensure that all applicable conditions of approval have been satisfied. (Planning)

2.5. A demolition permit shall be required for the removal of the existing modular building (Building 6).

2.6. Remodeling of the adjacent church and removal of pews per plans is required prior to Certificate of Occupancy for the project. The church shall submit floor plans with proposed improvements, including the reduction of the pews from 33 to 27 per the notes under parking calculations on the approved project Site Plan.

3. Architectural

3.1. Architectural elevations and site plans shall be reviewed and approved by the Community Development Department prior to the issuance of building permits. (Planning) Exhibit “A”
Conditional Use Permit No. 2024-01 Page 3
Conditions of Approval
 Community Development Department  Planning Division 

3.2. All architectural treatments shall be constructed as illustrated on plans and renderings submitted. The final exterior color scheme shall be submitted to City staff for review and approval prior to actually painting the structure. (Planning)

3.3. On-site lighting shall be reviewed and approved by the Community Development Director prior to installation. On-site lighting shall be consistent with CMC Section 3.11.060 (Exterior Lighting) and to ensure that direct rays do not shine on adjacent properties or produce glare for street traffic. (Planning)

3.4. All roof mounted equipment, such as heating and air conditioning units, shall be adequately screened from public view subject to the approval of City staff. Commercial or industrial developments which adjoin residentially zoned areas shall construct noise bafflers and/or deflectors on all mechanical equipment mounted outdoors to the satisfaction of City staff. (Planning)

3.5. The transformer boxes and water valves shall be placed in locations acceptable to the Director of Community Development and shall be adequately screened from view with plant materials. (Planning)

3.6. During construction, the developer shall provide an adequate number of trash bins at a location acceptable to City staff. Construction bins must be maintained onsite. Bin rental shall be contracted through the City’s disposal services contractor. (Planning)

3.7. Walls/fences shall be constructed along the north and west property lines shall be in compliance with fence height standards for the RS-6,000 Zone. Fencing materials shall be subject to the approval by the Community Development Department.

4. Signage

4.1. A comprehensive sign program for both building and freestanding monument signs shall be submitted for Community Development Department approval prior to the installation of any signs. The developer shall not erect or display on the subject property any signs which have not been approved in writing by the Community Development Department. (Planning)

4.2. Changeable copy or lettering on the freestanding sign face is prohibited. (Planning)

4.3. The installation and method of sign illumination shall be reviewed and approved by the Planning Division and the Building and Safety Division. The business owner shall take the appropriate measures to ensure that the illumination of the sign shall not create glare for vehicular traffic. All electrical conduits, timer devices, and other electrical equipment shall be buried underground or concealed within the sign. (Planning)

4.4. The sign plans shall include directional signs for onsite vehicle circulation and student drop-off areas.

5. Landscaping

5.1. A detailed landscape and automatic irrigation plan for any new landscape areas shall be Exhibit “A”
Conditional Use Permit No. 2024-01 Page 4
Conditions of Approval
 Community Development Department  Planning Division  submitted to the Cypress Planning Division for review and approval at least 60 days prior to issuance of a certificate of occupancy. In addition, a bond shall be posted with Public Works to guarantee against defects in plant materials and workmanship for a period of one year from acceptance of the landscape installation. All required landscaping shall be permanently maintained in a neat and orderly condition. (Planning)

5.2. All qualifying landscape projects in the City shall comply with the City’s water efficiency ordinance as well as the water efficient requirements of the Cypress Zoning Code and the City’s Drought Response Management Plan. All irrigation shall be provided by a drip or microspray system. (Planning)

5.3. Unless otherwise specified, all required trees shall be a minimum 15-gallon in size and of a variety approved by the Director of Community Development. (Planning)

5.4. A redwood landscape retainer, a minimum of two inches by six inches in size, shall be installed along all property lines where necessary to retain the landscape planters until adjoining properties are developed. (Planning)

5.5. Landscape irrigation pipes and sprinkler heads shall be maintained in good working order so as to cover all landscaped areas. (Planning)

5.6. The applicant/developer shall submit with the project landscape plans, a plan to add landscaping within the shared parking lot, wherever possible without encroaching into required access driveway widths or water quality control measures.

5.7. The property owner shall be responsible for maintaining the landscaping and irrigation on their parcel.

6. Operational

6.1. The use of mechanical devices associated with the cleaning and maintenance of real property shall be conducted in accordance with the Cypress Zoning Code. (Planning)

6.2. All product and material storage shall occur within the building. Exterior storage is specifically prohibited. (Planning)

6.3. Outside public address speakers, telephone bells, buzzers, and similar devices which are audible on adjoining properties are hereby prohibited. External school bells shall comply with the City’s noise ordinance. (Planning)

6.4. Security gate systems shall be equipped with a “Knox Box” system providing access with a Knox submaster key for emergency access by police and fire services. The security gate system shall be approved in writing by the Cypress Police Department and Orange County Fire Authority prior to issuance of building permits. (Planning)

6.5. The City Council shall maintain the right to review the school’s hours of operation and may, subject to a public hearing, limit the hours should substantiated complaints be received that the school’s operations are creating an adverse impact upon neighboring properties.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 5
Conditions of Approval
 Community Development Department  Planning Division  (Planning)

6.6. The parking lot shall be used solely for vehicular parking, unless otherwise approved in writing by the Director of Community Development. (Planning)

7. Property Maintenance

7.1. All walls, fences, and trash enclosures shall be maintained free of significant surface cracks, dry rot, warping, missing panels or blocks, which threaten the structure's structural integrity or graffiti which threatens the appearance. (Planning)

7.2. Parking lot surfaces and pedestrian walkways shall be maintained in a safe condition such that any concrete, asphalt, or other driving or walking surfaces are free of potholes, buckled or cracked surfaces, or raised areas. (Planning)

7.3. The property shall be maintained free of the accumulation of trash and debris. Trash and debris associated with the permitted uses are to be stored solely in designated trash enclosures. (Planning)

7.4. Exterior building elevations shall be maintained such that the buildings are free of broken, missing or significantly cracked surface finished materials. (Planning)

7.5. The property owner shall maintain the site, the publically accessible interior, and publically viewable exterior of the building(s) clear of all graffiti, including but not limited to bathrooms and dining areas if applicable. All graffitishall be removed within 24 to 48 hours once notified in writing by the City. (Planning)

8. Fees

8.1. The applicant will be subject to, but not limited to, the following fees on the Cypress Master Fee Schedule (current fees at the time of submittal):
• Building permit and mechanical/electrical/plumbing fees • Citywide and regional traffic improvements fees
• Sewer fees (OC Sanitation District)
• Grading and public works permit and plan check fees
• Orange County Fire Authority fees, school fees
• Permit application and plan check fees
Public Works uses various consultants for plan check, permitting and inspection. Such work is performed on a time and material basis and initial deposits are collected up front to cover the work through the OpenGov system and as the project progresses. (Engineering)

8.2. Within 48 hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk-Recorder in the amount of $50.00 County administrative fee, to enable the City to file the Notice of Exemption pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such 48 hour period, the applicant/developer has not delivered to the Community Development Department the check required above, the Exhibit “A”
Conditional Use Permit No. 2024-01 Page 6
Conditions of Approval
 Community Development Department  Planning Division  approval for the project granted herein shall be void. (Planning) Engineering

9.1. That all engineering requirements of the City of Cypress, including preparation of improvement plans and installation of all improvements such as curbs and gutters, sidewalks, street grading and pavement, sewer and drainage facilities, or other appurtenant work shall be complied with as required by the City Engineer and in accordance with specifications on file in the Office of the City Engineer, as may be modified by the City Engineer; and, that security in the form of a bond, certificate of deposit, letter of credit, completion guarantee, or cash, in an amount and form satisfactory to the City of Cypress, shall be posted with the City to guarantee the satisfactory completion of said improvements.

Said security shall be posted with the City prior to the issuance of a building permit or final map approval, whichever occurs first, to guarantee the installation of the related improvements prior to final building and zoning inspections in accordance with an approved construction phasing plan. In the event the developer’s contractor and/or subcontractor fails to diligently prosecute the work within the public right-of-way, the City reserves the right, in its reasonable discretion, to issue a stop work notice and to provide a substitute contractor and/or subcontractor to complete said work at the sole cost and expense of developer. (Engineering)

9.2. The applicant shall not grant any easements over any property subject to a requirement of dedication or irrevocable offer to the City of Cypress, unless such easements are expressly made subordinate to the easements to be offered for dedication to the City. Prior to granting any of said easements, the subdivider shall furnish a copy of the proposed easement to the City Engineer for review and approval. (Engineering) (Easement Subordination)

9.3. Prior to recordation of a subdivision map, the applicant shall submit all public improvement plans per the Public Works Standard Plans and specified design criteria. All plans shall be submitted in an acceptable digital format and with the City title block on all sheets.

9.4. Prior to any street construction or relocation, when there are monuments in the project area which control the location of subdivisions, streets or highways, or provide survey control, the developer shall locate and reference the monuments and shall reset them after construction as required by Section 8771 of the Business and Professions Code, in a manner meeting the approval of the City Engineer. (Engineering)

9.5. The applicant shall make all submittals, including engineering, building, grading, water quality, and inquiries through the department’s online plan check and permit application at https://cypressca.viewpointcloud.com or as determined by the City Engineer. (Engineering)

9.6. The applicant shall notify the City Engineer in writing if any changes to parcel/tract map are proposed during the plan check process. Permits shall not be issued until the City Engineer has reviewed and approved the proposed changes for conformance with the intent of the City Council's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement may be required.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 7
Conditions of Approval
 Community Development Department  Planning Division 

9.7. For any work that occurs within the City of Los Alamitos, the owner/applicant shall comply with all rules, regulations, permits, standards, plan approvals, and requirements of Los Alamitos.

9. Landscaping within the Public Right-of-Way

10.1. The applicant or his successor in interest shall maintain all landscaping planted in the public right-of-way located along the frontage of their property in a healthy and safe condition. (Engineering, Maintenance)

10. Sewer and Wastewater

11.1. The developer shall construct new private sewer laterals with cleanouts at a location approved by the City Engineer. (Engineering)

11.2. Prior to the recordation of the subdivision map, the applicant shall submit a sewer plan signed and stamped by a registered civil engineer, detailing all the proposed public and/or private sewer lines meeting the requirements of the City Design Standards for Sewer Facilities to be approved by the City Engineer.

11.3. All sewer lines within the development shall be private sewer lines and shall be maintained and cleaned by the developer, or successor in interest. The City of Cypress shall have no responsibility for maintenance of the private sewer lines. (Engineering)

11. Street Trees

12.1. If trees are planted within the public right of way, they shall be installed in accordance with the approved street landscape plan subject to the approval of the City Engineer. (Engineering)

12.2. The applicant or successor in interest shall trim all trees in the public right-of-way by following the City’s tree trimming policy annually or as prescribed by the City Engineer and maintain the trees in a healthy and safe condition. (Maintenance)

12. Street Lighting – N/A

13. Streets

14.1. Prior to the issuance of any certificate of occupancy, including temporary, the applicant shall install new driveway approaches that are compliant with the American Disabilities Act along the property frontage on Cerritos Avenue. The developer shall comply with the following requirements regarding the improvements:
• Construct all improvements in accordance with Cypress Public Works standards and specifications to satisfaction of the City Engineer. • Prior to construction, obtain and pay for a permit and inspection services. As part of the permit, maintain a schedule on file with the City Engineer for the work.

Contractor shall also obtain and pay for an encroachment permit from the City of Los Alamitos.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 8
Conditions of Approval
 Community Development Department  Planning Division  • Adjust utility vaults and boxes to grade in accordance with the corresponding utility’s requirements and standards.
• Relocate any utilities as necessary securing the appropriate approvals from the respective utilities.
• If necessary, grant easements to the City for pedestrian purposes for any sidewalk or driveways for compliance with ADA requirements prior to issuance of a permit for construction.
(Engineering)

14.2. Remove and replace any damaged street, pavement, sidewalk, curb and gutter, or any other public improvements as a result of work associated with this project and appropriately clean the area to the satisfaction of the City Engineer.

14.3. The applicant shall submit a street design plans for approval by the City Engineer for all proposed City streets or any work within existing public right of way. Street name signs and traffic signs shall be installed per City Standards. (Engineering)

14.4. Prior to issuance of a certificate of occupancy, the applicant shall remove and replace any existing public improvements at the development site which have existing damage, are damaged due to construction, or otherwise below current standards, to the satisfaction of the City Engineer. (Engineering)

14. Subdivisions

14.1. This permit is granted subject to the City’s approval of a tentative map and final map and recordation of the final map. The City shall issue building permits only after such recordation, unless otherwise approved by the Public Works Director and/or pursuant to the Subdivision Map Act. Before occupying any structures or initiating any use approved by this permit, the applicant shall comply with all conditions of the tentative and final map.

14.2. Per Section 25-40 of the Cypress municipal code, a Subdivision Improvement Agreement will need to be executed for public improvements required as part of this project. Two (2) bonds (faithful performance and labor & material) each for 100% of the estimated cost of all improvements shall be posted to the City.

14.3. All proposed and required easements shall be recorded on the final map, which include, but are not limited to: traffic signal maintenance, pedestrian access, cross lot drainage, emergency access, and reciprocal access; to the satisfaction of the City Engineer.

14.4. A Reciprocal Access and Shared Use Agreement to maintain access to the driveway and all parking areas between the Church and the school is required. The agreement shall be approved by the City Attorney and the Planning Director, be recorded against both parcels with the Orange County Recorder’s Office, and continue to be valid upon change of ownership of the properties subject to the agreement.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 9
Conditions of Approval
 Community Development Department  Planning Division 

15. Traffic

15.1. The access driveway to the development shall be designed such as there is minimal impact on the vehicle’s tire upon ingress and egress from the driveway, as approved by the City Engineer. (Engineering)

15.2. The quantity, location, width, and type of public driveways shall be subject to the approval of the City Traffic Engineer. Prior to construction of any driveway approach upon public street right-of-way, the applicant shall obtain a public works permit. (Engineering) (Driveways)

15.3. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing slopes or other encroachments from the limited use area in a manner meeting the approval of the City Engineer and City Planner. (Engineering) (Sight Distance)

15.4. Prior to the issuance of any grading permit, the applicant shall, if necessary, grant easements to the City for traffic signal purposes for any traffic signal equipment necessary for construction of the signalized intersection.

15.5. Prior to the issuance of any certificates of occupancy, the owner and/or project applicant shall design and construct a traffic signal at the intersection of Calle Lee/Cerritos Avenue to the satisfaction of the City of Los Alamitos and the City of Cypress’ City Engineer. The proposed project driveway shall be incorporated into the traffic signal as the north leg of the existing intersection. The traffic signal shall provide protected-permissive left-turn phasing for the eastbound left-turn movement. The owner and/or applicant shall bear the full cost of permit/plan check fees, design, construction, traffic control, construction management, and inspection.

Permits must be issued by the Cities of Cypress and Los Alamitos prior to any construction activities. The signal shall be constructed and operational prior to issuance of the certificate of occupancy for the proposed project.

Pavement and concrete restorations for cuts in the street shall be per City of Los Alamitos City Engineer. The project applicant shall verify and provide ADA compliance at the intersection. Utility coordination shall be performed by the applicant for new connections or relocations.

15.6. Prior to the issuance of any certificates of occupancy, the owner and/or project applicant shall install new striping at the intersection of Bloomfield Street and Cerritos Avenue. The applicant shall submit striping plans for dual-left-turn lanes on the westbound approach of the Bloomfield Street/Cerritos Avenue for approval by the Los Alamitos City Engineer. The final lane configuration for the westbound approach shall consist of two left-turn lanes, one through lane, and one shared through-right-turn lane. The owner and/or applicant shall bear the full cost of permit/plan check fees, design, construction, traffic control, construction management, and inspection. Permits must be issued by the City of Los Alamitos Exhibit “A”
Conditional Use Permit No. 2024-01 Page 10
Conditions of Approval
 Community Development Department  Planning Division  prior to any construction activities.

15.7. The owner and/or project applicant shall submit signing and striping plans for the installation of School Zone signage/pavement markings and red-curb painting on Cerritos Avenue to the satisfaction of the City of Los Alamitos and the City of Cypress City Engineer. The School Zone signing shall comply with the requirements of the current edition of the California Manual of Uniform Traffic Control Devices. The owner and/or applicant shall bear the full cost of permit/plan check fees, design, construction, traffic control, construction management, and inspection. Permits must be issued by the City of Los Alamitos and City of Cypress prior to any construction activities. The signing and striping shall be installed prior to issuance of any certificate of occupancy for the proposed project.

15.8. The owner and/or project applicant shall submit and keep the current Traffic Management Plan for the proposed school on file with the City’s Planning and Public Works Department. The owner and/or project applicant shall conduct site operations to be consistent with the Traffic Management Plan. In the event that onsite queuing spills back onto Cerritos Avenue, changes to the Traffic Management Plan and/or site operations shall be reviewed and approved to the satisfaction of the City.

16. Utilities

16.1. Prior to issuance of a certificate of occupancy, the applicant shall install all new and existing utility services underground. (Engineering) (Undergrounding Utilities)

16.2. Arterials shall be crossed by boring only. In public streets, lateral open cuts spaced within 20 feet of each other shall be covered with a one-inch continuous asphalt concrete cap. (Engineering)

16.3. The owner/applicant shall be responsible for any and all utility relocations necessary for the project, and pay all fees and acquire all permits necessary for the work.

17. Drainage

18.1. Prior to issuance of grading permits or recordation of the subdivision map, whichever comes first, at the direction of the City Engineer, the applicant shall submit a grading plan for approval signed and stamped by a registered California civil engineer and using actual grades from an Orange County Surveyor's Benchmark. (Engineering) The applicant shall ensure the following requirements are met:
- Drainage is solved to the satisfaction of the City Engineer and Building Official. - The Grading Plan is consistent with the Water Quality Management Plan, Site Plan and any Improvement Plan for proposed public storm drains. - Submittal of a Preliminary Grading Plan if deemed necessary by the City Engineer. - The topography of the area surrounding this development shall be made to establish existing drainage flow patterns.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 11
Conditions of Approval
 Community Development Department  Planning Division  - The minimum slope standards are met for 1% for landscape areas, AC parking areas

1.5%, Concrete .2%.
- All surface runoff and subsurface drainage directed to the nearest acceptable drainage facility, as determined by the City Engineer.
- Drainage facilities discharging onto adjacent property shall be designed to imitate the manner in which runoff is currently produced from the site or alternatively, the applicant may obtain a drainage acceptance and maintenance agreement, suitable for recordation, from the owner of said adjacent property. - All drainage facilities must be consistent with the County of Orange Grading Ordinance as supplemented by the Engineering Division and Local Drainage Manual.

18. Storm Water Quality – National Pollutant Discharge Elimination System

19.1 Development must be undertaken in accordance with conditions and requirements of the Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062.

19.2 Prior to the issuance of any grading or building permits, the applicant shall submit for review and approval by the City Engineer, a Final Water Quality Management Plan (WQMP). The WQMP must include best management practices for source control, pollution prevention, site design, and low impact development as well as structural treatment controls among many factors. Site design for controlling urban runoff must first evaluate infiltration, then harvest and water re-use, then evapotranspiration and only bio-treatment if the other three are not feasible. The WQMP must identify the routine structural and non-structural measures specified in the current Drainage Area Management Plan (DAMP) and utilize the Orange County Technical Guidance Document (OC TGD) as well as the Model WQMP.

Applicable WQMP projects must also:
• Utilize the City’s current WQMP template;
• Utilize the City’s online WQMP application system for submittal; • Address site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing connected impervious areas, creating reduced or zero discharge areas, and conserving natural areas; • Incorporate Routine Source Control BMPs as defined in the DAMP; • Include post-construction Treatment Control BMP(s) as defined in the DAMP; • Include and Operations and Maintenance (O&M) Plan that (1) describes the longterm operation and maintenance requirements for pos-construction Treatment Control BMP(s); (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced Treatment Control BMP(s); (3) describes the mechanism for funding the long-term operation and maintenance of the references Treatment Control BMP(s); (4) includes the Water Quality Implementation Covenant and Agreement.

19.3 Prior to issuance of and grading or building permits, the applicant must submit a certified copy of the approved Final Water Quality Management Plan (WQMP) along Exhibit “A”
Conditional Use Permit No. 2024-01 Page 12
Conditions of Approval
 Community Development Department  Planning Division  with the final approved Grading Plan and all other supporting documentation on a USB flash drive in a single digital file (pdf) format acceptable to the City Engineer. The Final WQMP Submittal and subsequent approval of the Preliminary Water Quality Management Plan does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the DAMP and OC TGD. alterations to the site and the site plan may be required as prescribed by the City Engineer to the WQMP. Any significant alteration to the site plan due to the Final WQMP may require approval of the Council for the revision. Additionally, the WQMP must identify a responsible party and implement funding sources for maintaining post construction BMPs as required as part of the development and must ensure that appropriate easements and ownerships are properly recorded in public records and access is made available for inspection of said devices.

19.4 Each owner is responsible for providing a Water Quality Implementation Covenant and Agreement and an Operations and Maintenance plan that outlines the funding and maintenance of water quality BMPs, consent to inspect, and indemnification on the forms provided by the City for all post-construction stormwater mitigation and treatment devices, as required by the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062. The agreement will be subject to the review and approval of the City Engineer and City Attorney. Before final acceptance of project improvements, the owner or his/her designated representative must certify that the treatment device was constructed and installed in accordance with the approved plans. Prior to the issuance of a certificate of occupancy, the applicant (s) or Owner(s) must demonstrate compliance with the City's NPDES Implementation Program in a manner meeting the satisfaction of the City Engineer and Water Quality Manager, including:
• Demonstrate that all structural Best Management Practices (BMPs) described in the BMP Exhibit from the project's approved WQMP and Maintenance Covenant and Agreement have been implemented, constructed and installed in conformance with approved plans and specifications
• Demonstrate that the applicant has complied with all non-structural BMPs described in the project's WQMP
• Demonstrate that copies of the project's approved WQMP and Covenant and Agreement (with attached O&M Plan) are available for each of the initial occupants
• Agree to provide pay a compliance deposit to pay for any required inspections and any additional non-compliance inspections as the City deems necessary • Submit certified record drawings as well as the project engineer’s postconstruction certification as well as the owner’s post construction certification on a template provided by the City
• Agree to pay for an inspection (special investigation) from the City for a date 12 months after the issuance of a certificate of occupancy for the project to verify compliance with the approved WQMP, Maintenance Covenant and Agreement and O&M Plan.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 13
Conditions of Approval
 Community Development Department  Planning Division  • Demonstrate that each applicant has prepared to be RECORDED one of the following:

1. The CC&R's (that must include the approved WQMP, Maintenance Covenant and Agreement and O&M Plan) for the project's Homeowner’s Association;

2. A Water Quality Implementation Covenant and Agreement that has the approved WQMP and O&M Plan attached; or

3. The final approved Water Quality Management Plan (WQMP) and Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures)

19.5 All onsite storm drain inlets, whether newly constructed or existing, must be labeled “No Dumping Drains to Ocean” before occupancy in accordance with city requirements.

19.6 All exterior metal building surfaces, including roofs, must be coated with rust-inhibitive paint to prevent corrosion and release of metal contaminants into the storm drain system prior to occupancy.

19.7 Trash enclosures and/or recycling area(s) must include a structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure.

All litter/waste material must be kept in leak-proof containers. Area(s) must be paved with impermeable material. No other area may drain onto these areas. The trash enclosure and/or recycling area(s) may not drain to the storm drain system and all cleanups must be performed using dry cleanup methods. Additionally, there must be a posted sign on the trash enclosure informing users that hazardous materials are not to be disposed therein. Additionally, trash enclosures may be required to be modified to meet the current solid waste requirements.

19.8 If a kitchen and or cafeteria is provided, any food facility must be designed with contained areas for cleaning mats, equipment and containers. This wash areamust be inside or covered and designed to prevent run-on or runoff from the area. The area may not discharge to the storm drain; indoor or covered area wash waters must drain through a grease interceptor to the sanitary sewer or be collected for ultimate disposal to the sanitary sewer or an authorized location (pumped/trucked offsite). Wash areas located outside must be covered and bermed; wash water must be collected and pre-treated through a grease interceptor and not allowed to drain to storm drain. Additionally, there must be a sign posted instructing that all washing activities be conducted in this area.

Employees must be instructed, and signs posted indicating that all washing activities be conducted in this area. Additionally, food facilities are required to obtain a FOG permit through the City’s online application and permitting system prior to project close-out and or the issuance of a certificate of occupancy.

19.9 Decorative fountains and ponds must be designed with no connection to the storm drain system. The discharge of non-stormwater from fountains and ponds must not be allowed to drain to the storm drain system.

19.10 Prior to the issuance of any grading or building permit, the applicant must submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Exhibit “A”
Conditional Use Permit No. 2024-01 Page 14
Conditions of Approval
 Community Development Department  Planning Division  Engineer and the Building Official and in accordance with requirements of the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062. The ESCP must be developed and implemented to demonstrate compliance with the City’s NPDES Implementation Program and State water quality regulations for grading and construction activities. The ESCP must identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. must be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP must also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right-of-ways. The ESCP must be updated as needed to address the changing circumstances of the project site. A copy of the current ESCP must be kept at the project site and be available for City review on request.

19.11 For projects that disturb one (1) acre or more of soil or are part of a larger common plan of development, prior to the issuance of any grading or building permits, the applicant must demonstrate compliance with California's General Permit for Storm Water Discharges Associated with Construction Activity (Permit No. CAS000002/Order WQ 2022-0057-DWQ) by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number; or other proof of filing in a manner meeting the satisfaction of the City Engineer. Projects subject to this requirement must prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of the current SWPPP must be kept at the project site and be available for City review on request. The applicant must ensure that the SWPPP is consistent with any City approved plan including the grading plan, site plan, building plans, and water quality management plan.

19.12 If a change of any site ownership takes place for the entire development or portions of the common plan of development where construction activities are still on-going, the development must provide the City with Proof of a Change of Information form (COI) in accordance with the current State Construction General Permit (CGP).

19.13 Prior to issuance of any certificate of occupancy, the applicant(s) must clean all on site storm drain systems, catch basins, filters, storm drain lines, inlet boxes, postconstruction BMPs, etc. Additionally, upon direction of the City Engineer, the applicant must clean any public storm drain systems, catch basins, filters, lines, inlet boxes that the City Engineer has determined have been impacted by the applicant's construction.

If clean-up is not performed, the City may make arrangements to clean the system at developer’s expense.

19.14 Each owner is responsible for maintaining and operating all on-site private improvements.

19.15 All property areas must be maintained free of litter/debris.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 15
Conditions of Approval
 Community Development Department  Planning Division 

19.16 All onsite storm drains must be cleaned at least twice a year; once immediately before October 1st (the beginning of the rainy season), and once in January. Additional cleaning may be required by the City Engineer.

19.17 There must be no pressure washing of parking or loading areas, material and waste storage areas, or building site, unless the City approves a collection system to keep water from entering the storm drain.

19.18 Landscaping must be properly maintained with efficient irrigation to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides that can contribute to urban runoff pollution.

19.19 No person or person(s) shall make any modifications to drainage approved in the grading plan or approved WQMP without prior written approval from the City Engineer.

19.20 Any CUP applicant or its successor shall be responsible for the cost of any water quality inspections by the City that are mandated by the State of California or by the U.S.

Environmental Protections Agency (USEPA) presently or in the future.

19.21 The Improvement Bond must incorporate all post-construction stormwater devices from the approved WQMP. These costs will be provided in the WQMP for review and inclusion in the Improvement Bond and shall cover device defects as well as malfunctions and possible replacement in the event the device is damaged or not operating per the manufacturer’s specification or intended design.

19.22 The applicant(s) and site owner(s) will be subject to all requirements of Section 13-29 of the Cypress Municipal Code regarding stormwater pollution prevention including, but not limited to, an Operations and Maintenance Verification Certification – WQMP Post Construction through the City’s online application and permitting system, prior to issuance of a final certificate of occupancy.

19.23 The applicant shall submit the WQMP and Drainage Report to the City of Los Alamitos for review to verify impacts to City of Los Alamitos storm drain.

19. Building and Safety

19.1. Applicant/developer shall provide a single point of contact for all phases of the permitting process and the construction process. The point of contact may be different for permitting and construction. The applicant/developer will provide a 24-hour contact number. This person will be responsible for all communications with Building and safety including but not limited to application, plan submittal, permit issuance, inspection requests and any other requests or inquiries. (Building and Safety)

19.2. The applicant will schedule a pre-construction meeting with both the Building Official and City Engineer (or desginees) prior to any work starting on the project site. The meeting shall take place one to two weeks prior to the start of construction. All contractors including their superintendents, designers/engineers will be required to attend unless otherwise directed by the Director of Public Works. (Building and Safety, Engineering) Exhibit “A”
Conditional Use Permit No. 2024-01 Page 16
Conditions of Approval
 Community Development Department  Planning Division 

19.3. Applicant/developer shall obtain the required permits and comply with applicable provisions of the 2023 California Residential, Building, Plumbing, Electrical, and Mechanical Codes, the 2023 California Green Building Standards Code, Title 24, and the City of Cypress Codes. (Building & Safety)

19.4. Grading, demolition, and exterior building construction activities shall be limited to the hours of between 7:00 a.m. and 8:00 p.m. Monday through Friday, between 9:00 a.m. and 8:00 p.m. on Saturday, if the City’s noise standards are exceeded. Interior building construction and tenant improvements shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday, only if the City’s noise standards are exceeded. If complaints are received regarding noise from grading or demolition, further restrictions may be imposed on the start time of construction by the Director of Community Development, up to a 9:00 a.m. start time. No construction activity shall be allowed on Sundays or federal holidays. In addition, construction equipment shall be equipped with effective muffling devices. Compliance with this measure is subject to field inspection by City staff. (Building & Safety)

19.5. Type 5 cement shall be used for all foundations and slabs on grade. (Building & Safety)

19.6. All slabs on grade (including M-1 occupancies) shall receive a minimum of a 10 mil. thick moisture barrier. (Building & Safety)

19.7. Construction bins for non-recyclable and recyclable materials generated from any construction site (residential and non-residential) must be placed “on site” out of the public right-of-way unless a permit is obtained. (Building & Safety)

19.8. A pre-grading SWPPP’s inspection is required prior to grading permit issuance. All required grading stormwater BMPs shall be installed and inspected by the building division prior to release of the grading permit. (Building & Safety)

19.9. Delivery, loading and unloading of construction materials shall occur on site and not within the Public Right of Way unless a permit is obtained from the City Engineer. (Building and Safety)

20. Security

20.1. The property address shall be clearly identified on both sides of the freestanding sign base. A minimum of six inch lettering shall be used for the property address. The property address shall also be posted in a visible location on the building. (Police Department.)

20.2. Lighting for commercial buildings shall be as follows: (Police Department) • The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. • All exterior commercial doors, during the hours of darkness, shall be illuminated with a minimum of one footcandle of light. All exterior bulbs shall be protected by weather and vandalism resistant cover(s).

20.3. The landscaping and lighting plans for the project shall also be subject to review by the Exhibit “A”
Conditional Use Permit No. 2024-01 Page 17
Conditions of Approval
 Community Development Department  Planning Division  Cypress Police Department. (Police Department)

21. Antennas – N/A

22. Alcohol – On Sale – N/A

23. Alcohol – Off Sale – N/A

24. Fire

25.1 Irrevocable reciprocal access easements for emergency access purposes to the benefit of the City of Cypress shall be recorded concurrently with the final map or, where no final map is required, prior to approval of the fire master plan. (OCFA) (Emergency Access Easements)

25.2 Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required:
• Fire master plan (service code PR145)
o The Fire Master Plan must show fire hydrants provided along the length of the fire lane at the intervals and quantities specified in CFC Appendix C. o The Fire Master Plan must show the fire lane in compliance with all OCFA requirements or provide a swept path analysis, with OCFA fire apparatus dimensions, to show that fire apparatus can negotiate the proposed fire lane.

25.3 Prior to issuance of a building permit:
• Architectural (service codes PR212-PR220, abbreviated review) • Underground piping for private hydrants and fire sprinkler systems (service code PR470- PR475)
• Fire sprinkler system (service codes PR400-PR465), if required by code or installed voluntarily

25.4 Prior to concealing interior construction:
• Fire alarm system (service code PR500-PR520)
• Hood and duct extinguishing system (service code PR335), if required.

25.5 Temporary/Final Occupancy Inspections: certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150.

25.6 Traffic Pre-emption Devices: Prior to issuance of a final map, grading permit, or building permit, whichever comes first, the applicant or responsible party shall arrange with the appropriate city, county, or state public works department or agency for installation of traffic pre-emption devices on each traffic signal installed, relocated, or similarly modified as part of this project.

Exhibit “A”
Conditional Use Permit No. 2024-01 Page 18
Conditions of Approval
 Community Development Department  Planning Division 

25.7 Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at 714-573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection.

25. Solid Waste

25.1. The applicant shall construct new or modify its existing trash enclosure structures to house all required solid waste containers (trash, recycle, organics) and possess a solid covered roof that prohibits stormwater to enter and then discharge from the enclosure. (Public Works, Water Quality) (Trash Enclosures)

25.2. The applicant shall subscribe to solid waste services from the City’s solid waste hauler with no less than one time per week service for trash, recycling, and organics recycling.

These shall be properly maintained and not allowed to overflow. Source separated organic recycling is required unless alternatives are approved in writing from the Public Works Director. (Public Works, Water Quality) (Trash Receptacles)

25.3. For phased construction, as buildings are occupied, the applicant shall ensure there is adequate room and clearance for solid waste trucks and for placement of construction bins on site during construction. Access ways shall not be blocked without written approval of the Building Official. (Public Works)

25.4. The applicant shall not install a trash compactor at the site without first having received written approval from the City’s solid waste hauler. (Public Works)  Community Development Department  Planning Division  EXHIBIT "B"
TENTATIVE PARCEL MAP NO. 2023-134
4321 CERRITOS AVE

CONDITIONS OF APPROVAL
Bolded conditions represent those specific to this project.

1. General Conditions

1.3. This permit is granted for the tentative map dated 6/2/2023, (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions, or unless a minor modification to the plans is approved by the Planning Director. A minor modification may be granted for minimal changes. (Planning)

Such certificate shall have a 30 day cancellation notice to the City of Cypress. (City Attorney)

1.5. The applicant shall comply with all provisions of the Code of the City of Cypress. (Planning)

1.6. All requirements of the Orange County Fire Authority (OCFA)shall be complied with prior to or concurrent with final map recordation. (Planning) Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 2
Conditions of Approval
 Community Development Department  Planning Division 

1.7. Any failure of applicant to abide by these conditions of approval, or to sign and return a City-provided affidavit accepting these conditions of approval, shall be grounds for placing the final map approval on hold until compliance is achieved.

2. Planning – N/A

3. Architectural – N/A

4. Signage - N/A

5. Landscaping – N/A

6. Operational – N/A

7. Property Maintenance - NA

8. Fees

8.1. Within 48 hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk-Recorder in the amount of $50.00 County administrative fee, to enable the City to file the Notice of Exemption pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such 48 hour period, the applicant/developer has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. (Planning)

8.2. The applicant/developer will be subject to, but not limited to, the following fees on the Cypress Master Fee Schedule (current fees at the time of submittal):
• Building permit and mechanical/electrical/plumbing fees • Citywide and regional traffic improvements fees
• Sewer fees (OC Sanitation District)
• Grading and public works permit and plan check fees
• Orange County Fire Authority fees, school fees
• Permit application and plan check fees
Public Works uses various consultants for plan check, permitting and inspection. Such work is performed on a time and material basis and initial deposits are collected up front to cover the work through the OpenGov system and as the project progresses. (Engineering)
Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 3
Conditions of Approval
 Community Development Department  Planning Division 

9. Engineering

9.7. For any work that occurs within the City of Los Alamitos, the owner/applicant shall Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 4
Conditions of Approval
 Community Development Department  Planning Division  comply with all rules, regulations, permits, standards, plan approvals, and requirements of Los Alamitos.

10. Landscaping within the Public Right-of-Way

11. Sewer and Wastewater

11.1. The developer shall construct new private sewer laterals with cleanouts at a location approved by the City Engineer. (Engineering)

12. Street Trees

12.1. If trees are planted within the public right of way, they shall be installed in accordance with the approved street landscape plan subject to the approval of the City Engineer. (Engineering)

13. Street Lighting – N/A

14. Streets

Contractor shall also obtain and pay for an encroachment permit from the City of Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 5
Conditions of Approval
 Community Development Department  Planning Division  Los Alamitos.
• Adjust utility vaults and boxes to grade in accordance with the corresponding utility’s requirements and standards.
• Relocate any utilities as necessary securing the appropriate approvals from the respective utilities.
• If necessary, grant easements to the City for pedestrian purposes for any sidewalk or driveways for compliance with ADA requirements prior to issuance of a permit for construction.
(Engineering)

15. Subdivisions

15.1. This permit is granted subject to the City’s approval of a tentative map and final map and recordation of the final map. The City shall issue building permits only after such recordation, unless otherwise approved by the Public Works Director and/or pursuant to the Subdivision Map Act. Before occupying any structures or initiating any use approved by this permit, the applicant shall comply with all conditions of the tentative and final map.

15.2. Per Section 25-40 of the Cypress municipal code, a Subdivision Improvement Agreement will need to be executed for public improvements required as part of this project. Two (2) bonds (faithful performance and labor & material) each for 100% of the estimated cost of all improvements shall be posted to the City.

15.3. All proposed and required easements shall be recorded on the final map, which include, but are not limited to: traffic signal maintenance, pedestrian access, cross lot drainage, emergency access, and reciprocal access; to the satisfaction of the City Engineer.

15.4. Upon separate ownership of parcels, a a Reciprocal Access and Share Use Agreement signed by all is required. The agreement shall be approved by the City Attorney and the Planning Director, recorded against both parcels, and continue to be valid upon change of ownership of the properties subject to the agreement.

Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 6
Conditions of Approval
 Community Development Department  Planning Division 

16. Traffic

16.1. The access driveway to the development shall be designed such as there is minimal impact on the vehicle’s tire upon ingress and egress from the driveway, as approved by the City Engineer. (Engineering)

16.2. The quantity, location, width, and type of public driveways shall be subject to the approval of the City Traffic Engineer. Prior to construction of any driveway approach upon public street right-of-way, the applicant shall obtain a public works permit. (Engineering) (Driveways)

16.3. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing slopes or other encroachments from the limited use area in a manner meeting the approval of the City Engineer and City Planner. (Engineering) (Sight Distance)

16.4. Prior to the issuance of any grading permit, the applicant shall, if necessary, grant easements to the City for traffic signal purposes for any traffic signal equipment necessary for construction of the signalized intersection.

16.5. Prior to the issuance of any certificates of occupancy, the owner and/or project applicant shall design and construct a traffic signal at the intersection of Calle Lee/Cerritos Avenue to the satisfaction of the City of Los Alamitos and the City of Cypress City Engineer.

The proposed project driveway shall be incorporated into the traffic signal as the north leg of the existing intersection. The traffic signal shall provide protected-permissive leftturn phasing for the eastbound left-turn movement. The owner and/or applicant shall bear the full cost of permit/plan check fees, design, construction, traffic control, construction management, and inspection. Permits must be issued by the Cities of Cypress and Los Alamitos prior to any construction activities. The signal shall be constructed and operational prior to issuance of the certificate of occupancy for the proposed project.

16.6. Prior to the issuance of any certificates of occupancy, the owner and/or project applicant shall install new striping at the intersection of Bloomfield Street and Cerritos Avenue.

The applicant shall submit striping plans for dual-left-turn lanes on the westbound approach of the Bloomfield Street/Cerritos Avenue for approval by the Los Alamitos City Engineer. The final lane configuration for the westbound approach shall consist of two left-turn lanes, one through lane, and one shared through-right-turn lane. The owner and/or applicant shall bear the full cost of permit/plan check fees, design, construction, Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 7
Conditions of Approval
 Community Development Department  Planning Division  traffic control, construction management, and inspection. Permits must be issued by the City of Los Alamitos prior to any construction activities.

16.7. The owner and/or project applicant shall submit signing and striping plans for the installation of School Zone signage/pavement markings and red-curb painting on Cerritos Avenue to the satisfaction of the City of Los Alamitos and the City of Cypress City Engineer. The School Zone signing shall comply with the requirements of the current edition of the California Manual of Uniform Traffic Control Devices. The owner and/or applicant shall bear the full cost of permit/plan check fees, design, construction, traffic control, construction management, and inspection. Permits must be issued by the City of Los Alamitos and City of Cypress prior to any construction activities. The signing and striping shall be installed prior to issuance of any certificate of occupancy for the proposed project.

16.8. The owner and/or project applicant shall submit and keep the current Traffic Management Plan for the proposed school on file with the City’s Planning and Public Works Department. The owner and/or project applicant shall conduct site operations to be consistent with the Traffic Management Plan. In the event that on-site queuing spills back onto Cerritos Avenue, changes to the Traffic Management Plan and/or site operations shall be reviewed and approved to the satisfaction of the City.

17. Utilities

17.1. Prior to issuance of a certificate of occupancy, the applicant shall install all new and existing utility services underground. (Engineering) (Undergrounding Utilities)

17.2. Arterials shall be crossed by boring only. In public streets, lateral open cuts spaced within 20 feet of each other shall be covered with a one-inch continuous asphalt concrete cap. (Engineering)

17.3. The owner/applicant shall be responsible for any and all utility relocations necessary for the project, and pay all fees and acquire all permits necessary for the work.

18. Drainage

Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 8
Conditions of Approval
 Community Development Department  Planning Division  - The topography of the area surrounding this development shall be made to establish existing drainage flow patterns.
- The minimum slope standards are met for 1% for landscape areas, AC parking areas

19. Storm Water Quality – National Pollutant Discharge Elimination System

Applicable WQMP projects must also:
• Utilize the City’s current WQMP template;
• Utilize the City’s online WQMP application system for submittal; • Address site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing connected impervious areas, creating reduced or zero discharge areas, and conserving natural areas; • Incorporate Routine Source Control BMPs as defined in the DAMP; • Include post-construction Treatment Control BMP(s) as defined in the DAMP; Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 9
Conditions of Approval
 Community Development Department  Planning Division  • Include and Operations and Maintenance (O&M) Plan that (1) describes the longterm operation and maintenance requirements for pos-construction Treatment Control BMP(s); (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced Treatment Control BMP(s); (3) describes the mechanism for funding the long-term operation and maintenance of the references Treatment Control BMP(s); (4) includes the Water Quality Implementation Covenant and Agreement.

19.3 Prior to issuance of and grading or building permits, the applicant must submit a certified copy of the approved Final Water Quality Management Plan (WQMP) along with the final approved Grading Plan and all other supporting documentation on a USB flash drive in a single digital file (pdf) format acceptable to the City Engineer. The Final WQMP Submittal and subsequent approval of the Preliminary Water Quality Management Plan does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the DAMP and OC TGD. alterations to the site and the site plan may be required as prescribed by the City Engineer to the WQMP. Any significant alteration to the site plan due to the Final WQMP may require approval of the Council for the revision. Additionally, the WQMP must identify a responsible party and implement funding sources for maintaining post construction BMPs as required as part of the development and must ensure that appropriate easements and ownerships are properly recorded in public records and access is made available for inspection of said devices.

19.4 Each owner is responsible for providing a Water Quality Implementation Covenant and Agreement and an Operations and Maintenance plan that outlines the funding and maintenance of water quality BMPs, consent to inspect, and indemnification on the forms provided by the City for all post-construction stormwater mitigation and treatment devices, as required by the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062. The agreement will be subject to the review and approval of the City Engineer and City Attorney. Before final acceptance of project improvements, the owner or his/her designated representative must certify that the treatment device was constructed and installed in accordance with the approved plans. Prior to the issuance of a certificate of occupancy, the applicant (s) or Owner(s) must demonstrate compliance with the City's NPDES Implementation Program in a manner meeting the satisfaction of the City Engineer and Water Quality Manager, including:
• Demonstrate that all structural Best Management Practices (BMPs) described in the BMP Exhibit from the project's approved WQMP and Maintenance Covenant Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 10
Conditions of Approval
 Community Development Department  Planning Division  and Agreement have been implemented, constructed and installed in conformance with approved plans and specifications
• Demonstrate that the applicant has complied with all non-structural BMPs described in the project's WQMP
• Demonstrate that copies of the project's approved WQMP and Covenant and Agreement (with attached O&M Plan) are available for each of the initial occupants
• Agree to provide pay a compliance deposit to pay for any required inspections and any additional non-compliance inspections as the City deems necessary • Submit certified record drawings as well as the project engineer’s postconstruction certification as well as the owner’s post construction certification on a template provided by the City
• Agree to pay for an inspection (special investigation) from the City for a date 12 months after the issuance of a certificate of occupancy for the project to verify compliance with the approved WQMP, Maintenance Covenant and Agreement and O&M Plan.
• Demonstrate that each applicant has prepared to be RECORDED one of the following:

1. The CC&R's (that must include the approved WQMP, Maintenance Covenant and Agreement and O&M Plan) for the project's Homeowner’s Association;

2. A Water Quality Implementation Covenant and Agreement that has the approved WQMP and O&M Plan attached; or

3. The final approved Water Quality Management Plan (WQMP) and Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures)

19.5 All onsite storm drain inlets, whether newly constructed or existing, must be labeled “No Dumping Drains to Ocean” before occupancy in accordance with city requirements.

Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 11
Conditions of Approval
 Community Development Department  Planning Division 

19.7 Trash enclosures and/or recycling area(s) must include a structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure.

19.8 If a kitchen and or cafeteria is provided, any food facility must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be inside or covered and designed to prevent run-on or runoff from the area. The area may not discharge to the storm drain; indoor or covered area wash waters must drain through a grease interceptor to the sanitary sewer or be collected for ultimate disposal to the sanitary sewer or an authorized location (pumped/trucked offsite). Wash areas located outside must be covered and bermed; wash water must be collected and pre-treated through a grease interceptor and not allowed to drain to storm drain. Additionally, there must be a sign posted instructing that all washing activities be conducted in this area. Employees must be instructed, and signs posted indicating that all washing activities be conducted in this area. Additionally, food facilities are required to obtain a FOG permit through the City’s online application and permitting system prior to project close-out and or the issuance of a certificate of occupancy.

19.10 Prior to the issuance of any grading or building permit, the applicant must submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Engineer and the Building Official and in accordance with requirements of the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062. The ESCP must be developed and implemented to demonstrate compliance with the City’s NPDES Implementation Program and State water quality regulations for grading and construction activities. The ESCP must identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. must be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP must also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right-of-ways. The ESCP must be updated as needed to address the changing circumstances of the project site. A copy of the current ESCP must be kept at the project site and be available for City review on request.

Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 12
Conditions of Approval
 Community Development Department  Planning Division 

If clean-up is not performed, the City may make arrangements to clean the system at developer’s expense.

19.14 Each owner is responsible for maintaining and operating all on-site private improvements.

19.15 All property areas must be maintained free of litter/debris.

19.19 No person or person(s) shall make any modifications to drainage approved in the grading plan or approved WQMP without prior written approval from the City Engineer.

Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 13
Conditions of Approval
 Community Development Department  Planning Division 

19.20 Any CUP applicant or its successor shall be responsible for the cost of any water quality inspections by the City that are mandated by the State of California or by the U.S.

Environmental Protections Agency (USEPA) presently or in the future.

19.23 The applicant shall submit the WQMP and Drainage Report to the City of Los Alamitos for review to verify impacts to City of Los Alamitos storm drain.

20. Building and Safety

20.1. Applicant/developer shall provide a single point of contact for all phases of the permitting process and the construction process. The point of contact may be different for permitting and construction. The applicant/developer will provide a 24-hour contact number. This person will be responsible for all communications with Building and safety including but not limited to application, plan submittal, permit issuance, inspection requests and any other requests or inquiries. (Building and Safety)

20.2. The applicant will schedule a pre-construction meeting with both the Building Official and City Engineer (or desginees) prior to any work starting on the project site. The meeting shall take place one to two weeks prior to the start of construction. All contractors including their superintendents, designers/engineers will be required to attend unless otherwise directed by the Director of Public Works. (Building and Safety, Engineering)

20.3. Applicant/developer shall obtain the required permits and comply with applicable provisions of the 2023 California Residential, Building, Plumbing, Electrical, and Mechanical Codes, the 2023 California Green Building Standards Code, Title 24, and the City of Cypress Codes. (Building & Safety)

20.4. Grading, demolition, and exterior building construction activities shall be limited to the hours of between 7:00 a.m. and 8:00 p.m. Monday through Friday, between 9:00 a.m. and 8:00 p.m. on Saturday, if the City’s noise standards are exceeded. Interior building construction and tenant improvements shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday, only if the City’s noise standards are exceeded. If complaints are received regarding noise from grading or demolition, further restrictions may be imposed on the start time of construction by the Director of Community Development, Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 14
Conditions of Approval
 Community Development Department  Planning Division  up to a 9:00 a.m. start time. No construction activity shall be allowed on Sundays or federal holidays. In addition, construction equipment shall be equipped with effective muffling devices. Compliance with this measure is subject to field inspection by City staff. (Building & Safety)

20.5. Type 5 cement shall be used for all foundations and slabs on grade. (Building & Safety)

20.6. All slabs on grade (including M-1 occupancies) shall receive a minimum of a 10 mil. thick moisture barrier. (Building & Safety)

20.7. Construction bins for non-recyclable and recyclable materials generated from any construction site (residential and non-residential) must be placed “on site” out of the public right-of-way unless a permit is obtained. (Building & Safety)

20.8. A pre-grading SWPPP’s inspection is required prior to grading permit issuance. All required grading stormwater BMPs shall be installed and inspected by the building division prior to release of the grading permit. (Building & Safety)

20.9. Delivery, loading and unloading of construction materials shall occur on site and not within the Public Right of Way unless a permit is obtained from the City Engineer. (Building and Safety)

21. Security

21.1. The property address shall be clearly identified on both sides of the freestanding sign base. A minimum of six inch lettering shall be used for the property address. The property address shall also be posted in a visible location on the building. (Police Department.)

21.2. Lighting for commercial buildings shall be as follows: (Police Department) • The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. • All exterior commercial doors, during the hours of darkness, shall be illuminated with a minimum of one footcandle of light. All exterior bulbs shall be protected by weather and vandalism resistant cover(s).
• Open parking lots, and access thereto, providing more than ten parking spaces and for use by the general public, shall be provided with a maintained minimum of one footcandle of light on the parking surface from dusk until the termination of business every operating day.

21.3. The landscaping and lighting plans for the project shall also be subject to review by the Cypress Police Department. (Police Department)

22. Antennas – N/A

23. Alcohol – On Sale – N/A
Exhibit “B”
Tentative Parcel Map No. 2023-134 Page 15
Conditions of Approval
 Community Development Department  Planning Division 

24. Alcohol – Off Sale – N/A

25. Fire

26. Solid Waste

26.1. The applicant shall construct new or modify its existing trash enclosure structures to house all required solid waste containers (trash, recycle, organics) and possess a solid covered roof that prohibits stormwater to enter and then discharge from the enclosure. (Public Works, Water Quality) (Trash Enclosures)

26.2. The applicant shall subscribe to solid waste services from the City’s solid waste hauler with no less than one time per week service for trash, recycling, and organics recycling.

26.3. For phased construction, as buildings are occupied, the applicant shall ensure there is adequate room and clearance for solid waste trucks and for placement of construction bins on site during construction. Access ways shall not be blocked without written approval of the Building Official. (Public Works)

26.4. The applicant shall not install a trash compactor at the site without first having received written approval from the City’s solid waste hauler. (Public Works)  Community Development Department  Planning Division  EXHIBIT "C"
AMENDMENT TO CONDITIONAL USE PERMIT NO. 86-11
(Removal of School from Church Use and Site Plan)
4321 CERRITOS AVENE

CONDITIONS OF APPROVAL
Bolded conditions represent those specific to this project.

1. General Conditions

1.3. This permit is granted for the project plans dated 4/4/2024 and the tentative map dated 6/2/2023, (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions, or unless a minor modification to the plans is approved by the Planning Director. A minor modification may be granted for minimal changes or increases in the extent of use or size of structures or of the design, materials or colors of structures or masonry walls. (Planning)

Such certificate shall have a 30 day cancellation notice to the City of Cypress. (City Attorney)

1.5. The applicant shall comply with all provisions of the Code of the City of Cypress. (Planning)

1.6. Any failure of applicant to abide by these conditions of approval or sign and return a City- Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 2
Conditions of Approval
 Community Development Department  Planning Division  provided affidavit accepting these conditions of approval shall be grounds for City’s initiation of proceedings to revoke this Conditional Use Permit in accordance with the City’s Zoning Ordinance.

1.7. The applicant may request minor modifications of conditions of approval consistent with the intent of the project approval. The Planning Director, City Engineer, Orange County Fire Authority, and/or the Police Chief, depending on the requested modification, shall approve the modification in writing. For numerical standards, the Planning Director may approve deviations up to 10% provided that city code requirements are met.

2. Planning

2.1. Any expansion or modification of the approved use beyond what is approved as part of this Conditional Use Permit will require an amendment to the conditional use permit. (Planning)

2.2. All church activitiesshall occur within the building. Temporary use permits may be granted for outdoor activity in accordance with Section 19, of the Cypress Zoning Ordinance. (Planning)

2.5. Future re-establishment of school facilities on the church parcel (APN No. 242-031- 03) shall be prohibited. (Planning)

2.6. A demolition permit shall be required for removal of the existing modular building (Building 6).

2.7. Remodeling of the church and removal of pews per plans is required prior to Certificate of Occupancy for the adjacent school. The church shall submit floor plans with proposed improvements, including the reduction of the pews from 33 to 27 pews per the notes under parking calculations on the project Site Plan.

3. Architectural

3.1. All architectural treatments shall be consistent with the plans and renderings submitted for the existing church buildings. The shade structure shown on the west side of the church on the site plan is not part of this project. The church shall apply separately for administrative approval of this accessory structure. (Planning)

3.2. On-site security lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. (Planning) Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 3
Conditions of Approval
 Community Development Department  Planning Division 

3.3. All roof mounted equipment, such as heating and air conditioning units, shall be adequately screened from public view subject to the approval of City staff. Commercial or industrial developments which adjoin residentially zoned areas shall construct noise bafflers and/or deflectors on all mechanical equipment mounted outdoors to the satisfaction of City staff. (Planning)

3.4. The developer shall provide an adequate number of trash bins at a location acceptable to City staff. Construction bins must be maintained onsite. Bin rental shall be contracted through the City’s disposal services contractor. (Planning)

3.5. Walls/fences shall be constructed along the north property line, adjoining residential properties, in compliance with fence height standards for the RS-6,000 Zone. Fencing materials shall be subject to the approval by the Community Development Department.

4. Signage

4.1. The installation and method of sign illumination shall be reviewed and approved by the Planning Division and the Building and Safety Division. The business owner shall take the appropriate measures to ensure that the illumination of the sign shall not create glare for vehicular traffic. All electrical conduits, timer devices, and other electrical equipment shall be buried underground or concealed within the sign. (Planning)

4.2. Directional signs for onsite vehicle circulation and student drop-off areas for the adjacent school shall be provided in applicable areas on the church property.

5. Landscaping

5.1. A detailed landscape and automatic irrigation plan shall be submitted to the Cypress Planning Division for review and approval at least 60 days prior to issuance of a certificate of occupancy. In addition, a bond shall be posted with Public Works to guarantee against defects in plant materials and workmanship for a period of one year from acceptance of the landscape installation. All required landscaping shall be permanently maintained in a neat and orderly condition. (Planning)

5.3. Unless otherwise specified, all required trees shall be a minimum 15-gallon in size and of a variety approved by the Director of Community Development. (Planning)

5.4. Landscape irrigation pipes and sprinkler heads shall be maintained in good working order so as to cover all landscaped areas. (Planning)

5.5. Parking for the handicapped shall be provided in accordance with State requirements.

Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 4
Conditions of Approval
 Community Development Department  Planning Division 

5.6. The applicant/developer shall upgrade the parking lot landscaping on the church property to comply with Zoning Ordinance requirements, wherever possible without interfering with providing required access driveway widths or water quality control measures.

5.7. The church shall be responsible for maintaining the landscaping and irrigation on their parcel.

6. Operational

6.1. The use of mechanical devices associated with the cleaning and maintenance of real property shall be conducted in accordance with the Cypress Zoning Code. (Planning)

6.2. All product and material storage shall occur within the building. Exterior storage is specifically prohibited. (Planning)

6.3. Outside public address speakers, telephone bells, buzzers, and similar devices which are audible on adjoining properties are hereby prohibited. (Planning)

6.5. The City Council shall maintain the right to review the church’s hours of operation and may, subject to a public hearing, limit the hours should substantiated complaints be received that the business hours are creating an adverse impact upon neighboring properties. (Planning)

6.6. The parking lot shall be used solely for vehicular parking, unless otherwise approved in writing by the Director of Community Development. (Planning)

7. Property Maintenance

7.4. Exterior building elevations shall be maintained such that the buildings are free of broken, missing or significantly cracked surface finished materials. (Planning) Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 5
Conditions of Approval
 Community Development Department  Planning Division 

8. Fees

8.2. Within 48 hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk-Recorder in the amount of $50.00 County administrative fee, to enable the City to file the Notice of Exemption pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such 48 hour period, the applicant/developer has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. (Planning)

9. Engineering

9.3. Prior to any street construction or relocation, when there are monuments in the project area which control the location of subdivisions, streets or highways, or provide survey control, the developer shall locate and reference the monuments and shall reset them after construction as required by Section 8771 of the Business and Professions Code, in a manner meeting the approval of the City Engineer. (Engineering)

9.4. The applicant shall make all submittals, including engineering, building, grading, water quality, and inquiries through the department’s online plan check and permit application at https://cypressca.viewpointcloud.com or as determined by the City Engineer. (Engineering)

9.5. For any work that occurs within the City of Los Alamitos, the owner/applicant shall comply with all rules, regulations, permits, standards, plan approvals, and requirements of Los Alamitos.

10. Landscaping within the Public Right-of-Way

11. Sewer and Wastewater

11.1. The developer shall construct new private sewer laterals with cleanouts at a location approved by the City Engineer. (Engineering)

11.2. All sewer lines within the development shall be private sewer lines and shall be maintained and cleaned by the developer, or successor in interest. The City of Cypress shall have no responsibility for maintenance of the private sewer lines. (Engineering)

12. Street Trees

12.1. If trees are planted within the public right of way, they shall be installed in accordance with the approved street landscape plan subject to the approval of the City Engineer. (Engineering)

13. Street Lighting – N/A
Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 7
Conditions of Approval
 Community Development Department  Planning Division 

14. Streets

Contractor shall also obtain and pay for an encroachment permit from the City of Los Alamitos.
• Adjust utility vaults and boxes to grade in accordance with the corresponding utility’s requirements and standards.
• Relocate any utilities as necessary securing the appropriate approvals from the respective utilities.
• If necessary, grant easements to the City for pedestrian purposes for any sidewalk or driveways for compliance with ADA requirements prior to issuance of a permit for construction.
(Engineering)

15. Subdivisions

15.1. Prior to issuance of building permits, the applicant shall ensure that the Parcel/Tract Map that meets all the requirements of the State Subdivision Map Act and City’s Subdivision Ordinance, is recorded and a copy of the recorded map is submitted to the City Engineer. (Engineering) (Map Act Requirements)

15.2. A Reciprocal Access and Shared Use Agreement to maintain access to the driveway and all parking areas between the Church and the school is required. The agreement shall be approved by the City Attorney and the Planning Director, be recorded against both parcels with the Orange County Recorder’s Office, and continue to be valid upon change of ownership of the properties subject to the agreement.

16. Traffic
Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 8
Conditions of Approval
 Community Development Department  Planning Division 

16.3. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Traffic Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing slopes or other encroachments from the limited use area in a manner meeting the approval of the City Engineer. (Engineering) (Sight Distance)

17. Utilities

17.1. Prior to issuance of a certificate of occupancy, the applicant shall install all new utility services underground. (Engineering)

17.3. The owner/applicant shall be responsible for any and all utility relocations necessary for the project, and pay all fees and acquire all permits necessary for the work.

18. Drainage

Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 9
Conditions of Approval
 Community Development Department  Planning Division  - The minimum slope standards are met for 1% for landscape areas, AC parking areas

19. Storm Water Quality – National Pollutant Discharge Elimination System

19.3 Prior to issuance of and grading or building permits, the applicant must submit a certified copy of the approved Final Water Quality Management Plan (WQMP) along Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 10
Conditions of Approval
 Community Development Department  Planning Division  with the final approved Grading Plan and all other supporting documentation on a USB flash drive in a single digital file (pdf) format acceptable to the City Engineer. The Final WQMP Submittal and subsequent approval of the Preliminary Water Quality Management Plan does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the DAMP and OC TGD. alterations to the site and the site plan may be required as prescribed by the City Engineer to the WQMP. Any significant alteration to the site plan due to the Final WQMP may require approval of the Council for the revision. Additionally, the WQMP must identify a responsible party and implement funding sources for maintaining post construction BMPs as required as part of the development and must ensure that appropriate easements and ownerships are properly recorded in public records and access is made available for inspection of said devices.

Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 11
Conditions of Approval
 Community Development Department  Planning Division  • Demonstrate that each applicant has prepared to be RECORDED one of the following:

1. The CC&R's (that must include the approved WQMP, Maintenance Covenant and Agreement and O&M Plan) for the project's Homeowner’s Association;

2. A Water Quality Implementation Covenant and Agreement that has the approved WQMP and O&M Plan attached; or

3. The final approved Water Quality Management Plan (WQMP) and Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures)

19.5 All onsite storm drain inlets, whether newly constructed or existing, must be labeled “No Dumping Drains to Ocean” before occupancy in accordance with city requirements.

19.9 Trash enclosures and/or recycling area(s) must include a structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure.

19.10 If a kitchen and or cafeteria is provided, any food facility must be designed with contained areas for cleaning mats, equipment and containers. This wash areamust be inside or covered and designed to prevent run-on or runoff from the area. The area may not discharge to the storm drain; indoor or covered area wash waters must drain through a grease interceptor to the sanitary sewer or be collected for ultimate disposal to the sanitary sewer or an authorized location (pumped/trucked offsite). Wash areas located outside must be covered and bermed; wash water must be collected and pre-treated through a grease interceptor and not allowed to drain to storm drain. Additionally, there must be a sign posted instructing that all washing activities be conducted in this area.

19.11 Decorative fountains and ponds must be designed with no connection to the storm drain system. The discharge of non-stormwater from fountains and ponds must not be allowed to drain to the storm drain system.

Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 12
Conditions of Approval
 Community Development Department  Planning Division 

19.12 Prior to the issuance of any grading or building permit, the applicant must submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Engineer and the Building Official and in accordance with requirements of the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062. The ESCP must be developed and implemented to demonstrate compliance with the City’s NPDES Implementation Program and State water quality regulations for grading and construction activities. The ESCP must identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. must be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP must also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right-of-ways. The ESCP must be updated as needed to address the changing circumstances of the project site. A copy of the current ESCP must be kept at the project site and be available for City review on request.

19.13 For projects that disturb one (1) acre or more of soil or are part of a larger common plan of development, prior to the issuance of any grading or building permits, the applicant must demonstrate compliance with California's General Permit for Storm Water Discharges Associated with Construction Activity (Permit No. CAS000002/Order WQ 2022-0057-DWQ) by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number; or other proof of filing in a manner meeting the satisfaction of the City Engineer. Projects subject to this requirement must prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of the current SWPPP must be kept at the project site and be available for City review on request. The applicant must ensure that the SWPPP is consistent with any City approved plan including the grading plan, site plan, building plans, and water quality management plan.

19.14 If a change of any site ownership takes place for the entire development or portions of the common plan of development where construction activities are still on-going, the development must provide the City with Proof of a Change of Information form (COI) in accordance with the current State Construction General Permit (CGP).

19.15 Prior to issuance of any certificate of occupancy, the applicant(s) must clean all on site storm drain systems, catch basins, filters, storm drain lines, inlet boxes, postconstruction BMPs, etc. Additionally, upon direction of the City Engineer, the applicant must clean any public storm drain systems, catch basins, filters, lines, inlet boxes that the City Engineer has determined have been impacted by the applicant's construction.

If clean-up is not performed, the City may make arrangements to clean the system at developer’s expense.

19.16 Each owner is responsible for maintaining and operating all on-site private improvements.

19.17 All property areas must be maintained free of litter/debris.

Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 13
Conditions of Approval
 Community Development Department  Planning Division 

19.18 All onsite storm drains must be cleaned at least twice a year; once immediately before October 1st (the beginning of the rainy season), and once in January. Additional cleaning may be required by the City Engineer.

19.23 There must be no pressure washing of parking or loading areas, material and waste storage areas, or building site, unless the City approves a collection system to keep water from entering the storm drain.

19.24 Landscaping must be properly maintained with efficient irrigation to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides that can contribute to urban runoff pollution.

19.25 No person or person(s) shall make any modifications to drainage approved in the grading plan or approved WQMP without prior written approval from the City Engineer.

19.26 Any CUP applicant or its successor shall be responsible for the cost of any water quality inspections by the City that are mandated by the State of California or by the U.S.

Environmental Protections Agency (USEPA) presently or in the future.

19.27 The Improvement Bond must incorporate all post-construction stormwater devices from the approved WQMP. These costs will be provided in the WQMP for review and inclusion in the Improvement Bond and shall cover device defects as well as malfunctions and possible replacement in the event the device is damaged or not operating per the manufacturer’s specification or intended design.

19.28 The applicant(s) and site owner(s) will be subject to all requirements of Section 13-29 of the Cypress Municipal Code regarding stormwater pollution prevention including, but not limited to, an Operations and Maintenance Verification Certification – WQMP Post Construction through the City’s online application and permitting system, prior to issuance of a final certificate of occupancy.

19.29 The applicant shall submit the WQMP and Drainage Report to the City of Los Alamitos for review to verify impacts to City of Los Alamitos storm drain.

20. Building and Safety

20.2. The applicant will schedule a pre-construction meeting with both the Building Official and City Engineer (or desginees) prior to any work starting on the project site. The meeting shall take place one to two weeks prior to the start of construction. All contractors including their superintendents, designers/engineers will be required to attend Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 14
Conditions of Approval
 Community Development Department  Planning Division  unless otherwise directed by the Director of Public Works. (Building and Safety, Engineering)

20.3. Construction bins for non-recyclable and recyclable materials generated from any construction site (residential and non-residential) must be placed “on site” out of the public right-of-way unless permit is obtained from the City Engineer. (Building & Safety)

20.4. A pre-grading SWPPP’s inspection is required prior to grading permit issuance. All required grading stormwater BMPs shall be installed and inspected by the Building Division prior to release of the grading permit. (Building & Safety)

20.5. Delivery, loading and unloading of construction materials shall occur on site and not within the Public Right of Way unless a permit is obtained from the City Engineer. (Building and Safety)

20.6. Applicant/developer shall obtain the required permits and comply with applicable provisions of the 2023 California Residential, Building, Plumbing, Electrical, and Mechanical Codes, the 2023 California Green Building Standards Code, Title 24, and the City of Cypress Codes. (Building & Safety)

20.7. Grading, demolition, and exterior building construction activities shall be limited to the hours of between 7:00 a.m. and 8:00 p.m. Monday through Friday, between 9:00 a.m. and 8:00 p.m. on Saturday, if the City’s noise standards are exceeded. Interior building construction and tenant improvements shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday, only if the City’s noise standards are exceeded. If complaints are received regarding noise from grading or demolition, further restrictions may be imposed on the start time of construction by the Director of Community Development, up to a 9:00 a.m. start time. No construction activity shall be allowed on Sundays or federal holidays. In addition, construction equipment shall be equipped with effective muffling devices. Compliance with this measure is subject to field inspection by City staff. (Building & Safety)

21. Security

21.1. The property address shall be clearly identified on both sides of the freestanding sign base.

A minimum of six inch lettering shall be used for the property address. The property address shall also be posted in a visible location on the building. (Police Department.)

Exhibit “C”
Amendment to Conditional Use Permit No. 86-11 Page 15
Conditions of Approval
 Community Development Department  Planning Division 

21.3. The landscaping and lighting plans for the project shall also be subject to review by the Cypress Police Department. (Police Department)

22. Antennas – N/A

23. Alcohol – On Sale – N/A

24. Alcohol – Off Sale – N/A

25. Fire

26. Solid Waste

26.2. The applicant shall subscribe to solid waste services from the City’s solid waste hauler with no less than one time per week service for trash, recycling, and organics recycling.

26.4. The applicant shall not install a trash compactor at the site without first having received written approval from the City’s solid waste hauler. (Public Works)

TRAFFIC STUDY FOR SYCAMORE CREEK

COMMUNITY CHARTER SCHOOL PROJECT
AT 4321 W. CERRITOS AVENUE

CITY OF CYPRESS, CALIFORNIA
APRIL 17, 2024
Prepared for:

Redhook Capital Partners
2120 E. Grand Avenue, Suite 135
El Segundo, CA 90245
Prepared By:
333 S. Anita Drive, Suite 800
Orange, CA 92868
T: 714.573.0317 | F: 714.573.9584
www.koacorp.com
JC33053
TRAFFIC STUDY FOR SYCAMORE CREEK COMMUNITY CHARTER SCHOOL PROJECT AT 4321 W. CERRITOS AVENUE PAGE i

CITY OF CYPRESS

TABLE OF CONTENTS

1.0 INTRODUCTION & ANALYSIS METHODOLOGY .................................................................. 1

1.1 Introduction ........................................................................................................................................................................... 1

1.2 Project Study Area .............................................................................................................................................................. 3

1.3 Study Scenarios .................................................................................................................................................................... 4

1.4 Study Methodology ........................................................................................................................................................... 4

2.0 EXISTING CONDITIONS ............................................................................................................ 7

2.1 Existing Roadway System ................................................................................................................................................. 7

2.2 Existing Transit Service ................................................................................................................................................... 10

2.3 Existing Traffic Volumes................................................................................................................................................. 12

2.4 Existing Intersection Levels of Service ..................................................................................................................... 14

3.0 PROPOSED PROJECT ................................................................................................................ 15

3.1 School Operation Plan ................................................................................................................................................... 15

3.2 Project Trip Generation .................................................................................................................................................. 15

3.3 Project Trip Distribution ................................................................................................................................................ 20

3.4 Project Trip Assignment ................................................................................................................................................ 23

3.5 Project Site Circulation ................................................................................................................................................... 23

4.0 FUTURE WITHOUT-PROJECT CONDITIONS ...................................................................... 26

4.1 Ambient Traffic Growth ................................................................................................................................................. 26

4.2 Related Project Traffic Growth .................................................................................................................................... 26

4.3 Future (2028) Without-Project Intersection Levels of Service ........................................................................ 29

5.0 FUTURE WITH-PROJECT CONDITIONS ............................................................................... 31

5.1 Future (2028) With-Project Intersection Levels of Service ............................................................................... 31

5.2 Traffic Signal Warrant Analysis ................................................................................................................................... 31

6.0 FUTURE WITH-PROJECT + IMPROVEMENT CONDITIONS ........................................... 34

7.0 OPERATIONAL ENHANCEMENT MEASURES .................................................................... 35

8.0 QUEUEING ANALYSIS ............................................................................................................. 37

9.0 SUMMARY AND CONCLUSIONS .......................................................................................... 41

Table of Contents
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LIST OF FIGURES
Figure 1.1 – Project Site Vicinity ..................................................................................................................................................... 1 Figure 1.2 – Project Site Plan ........................................................................................................................................................... 2 Figure 1.3 – Study Intersection Locations ................................................................................................................................... 3 Figure 2.1 – Existing Intersection Geometry .............................................................................................................................. 9 Figure 2.2 – Existing Transit Service ........................................................................................................................................... 11 Figure 2.3 – Existing Weekday Peak-hour Traffic Volumes............................................................................................... 13 Figure 3.1 – Project Trip Distribution – AM Peak Hour ...................................................................................................... 21 Figure 3.2 – Project Trip Distribution – PM Peak Hour ....................................................................................................... 22 Figure 3.3 – Project Traffic Volumes – AM and PM Peak Hours ..................................................................................... 24 Figure 3.4 – School Circulation Plan .......................................................................................................................................... 25 Figure 4.1 – Related Project Locations ...................................................................................................................................... 28 Figure 4.2 – Future (2028) Without-Project Traffic Volumes ............................................................................................ 29 Figure 5.1 – Future (2028) With-Project Traffic Volumes .................................................................................................. 32 Figure 6.1 – Intersection Geometry With Improvements .................................................................................................. 34 Figure 7.1 – Proposed School Traffic Signage and Road Markings .............................................................................. 36

LIST OF TABLES
Table 1.1 – Study Intersections ....................................................................................................................................................... 3 Table 1.2 – Signalized Intersection Level-of-service Definitions (ICU) ............................................................................ 5 Table 1.3 – Signalized and Unsignalized Intersection Level-of-service Definitions (HCM) ..................................... 6 Table 2.1 - Existing Transit Service Summary ......................................................................................................................... 10 Table 2.2 – Intersection Performance - Existing Conditions............................................................................................. 14 Table 3.1 – Proposed School Schedule ..................................................................................................................................... 15 Table 3.2 – Total Vehicle Drop-Off and Pick-Up by Grade ............................................................................................... 17 Table 3.3 – Vehicle Trips during AM Peak ............................................................................................................................... 18 Table 3.4 – Vehicle Trips during PM Peak................................................................................................................................ 19 Table 3.5 – Project Trip Generation ............................................................................................................................................ 20 Table 4.1 – Related Projects – City of Cypress ....................................................................................................................... 26 Table 4.2 – Related Projects – City of Los Alamitos ............................................................................................................. 27 Table 4.3 – Intersection Performance – Future (2028) Without-Project Conditions ............................................... 30 Table 5.1 – Intersection Performance - Future (2028) With-Project Conditions ...................................................... 33 Table 6.1 – Intersection Performance - Future (2028) With-Project + Improvement Conditions ..................... 34 Table 8.1 – Queueing Analysis at Project Driveway Intersection .................................................................................... 37 Table 8.2 – Queueing Estimate Data .......................................................................................................................................... 38 Table 8.3 – Staggered Drop-Off Period Data ......................................................................................................................... 38 Table 8.4 – Staggered Dismissal Period Data ......................................................................................................................... 39 Table 8.5 – Drop-Off Queueing Estimates ............................................................................................................................... 40 Table 8.6 – Dismissal Queueing Estimates .............................................................................................................................. 40

Table of Contents
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APPENDICES
Appendix A – Traffic Count Data
Appendix B – Level-of-Service Worksheets for Existing Conditions Appendix C – Vehicle Drop-Off at Existing School
Appendix D – Residence of Existing Students
Appendix E – Related Projects Traffic
Appendix F – Level-of-Service Worksheets for Future (2028) Without-Project Conditions Appendix G – Level-of-Service Worksheets for Future (2028) With-Project Conditions Appendix H – Traffic Signal Warrant
Appendix I – Level-of-Service Worksheets for Future (2028) With-Project + Improvement Conditions Appendix J – Traffic Management Program
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1.0 INTRODUCTION & ANALYSIS METHODOLOGY

1.1 INTRODUCTION
The proposed project is a new charter school at the Holy Cross Lutheran Church site, located at 4321 W.

Cerritos Avenue in the City of Cypress (hereinafter referred to as the ‘City’). Figure 1.1 shows the project site vicinity.

FIGURE 1.1 – PROJECT SITE VICINITY
The Sycamore Creek Community School is currently on a different site and is looking to locate onto the subject site to continue to serve the needs of the diverse population of Orange County. It is anticipated that the school will have up to 720 students by 2028. The school hours of operation will be Monday through Friday, 7:00 am to 6:00 pm. The proposed project will provide 110 parking spaces shared between the school and the church. Project site access will be provided via a new driveway located across from Calle Lee. The project proposes to install a traffic signal at the new driveway/Calle Lee/Cerritos Avenue intersection. The project site plan is depicted in Figure 1.2.

The subject property is currently occupied by Holy Cross Lutheran Church and a private school with five preschool students. The church currently occupies 7,855 square feet of existing building area. The church will remain while the private preschool will cease to operate. The existing site currently has a west driveway located at the western end of the property and an east driveway located at the eastern end of the property, both of which will be closed in anticipation of the proposed project.

The purpose of this report is to assess the traffic effects associated with the proposed project. The sections below summarize the project study area, study scenarios, and study methodology for this traffic study.

Map Source: Google
Introduction & Analysis Methodology
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FIGURE 1.2 – PROJECT SITE PLAN
Introduction & Analysis Methodology
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1.2 PROJECT STUDY AREA
The project study area includes 11 study intersections as listed in Table 1.1 and depicted in Figure 1.3.

Four of the study intersections are under the jurisdiction of the City of Cypress and three study intersections are under the jurisdiction of the City of Los Alamitos. The four remaining study intersections are located in both cities. It should be noted that a new project driveway at Intersection #11 will serve the site while the project site driveways located at Intersections #9 and #10 will cease to exist upon completion of the proposed project.

TABLE 1.1 – STUDY INTERSECTIONS
No. Intersection Control City
1 Bloomfield Street & W. Cerritos Avenue Signalized Los Alamitos 2 Denni Street / Lexington Drive & W. Cerritos Avenue Signalized Cypress / Los Alamitos 3 Moody Street & W. Cerritos Avenue Signalized Cypress
4 Walker Street & W. Cerritos Avenue Signalized Cypress 5 Valley View Street & W. Cerritos Avenue Signalized Cypress 6 Bloomfield Street & Katella Avenue Signalized Los Alamitos 7 Lexington Drive & Katella Avenue Signalized Los Alamitos 8 Valley View Street & Katella Avenue Signalized Cypress 9 West Project Driveway & W. Cerritos Avenue Unsignalized Cypress / Los Alamitos 10 East Project Driveway & W. Cerritos Avenue Unsignalized Cypress / Los Alamitos 11 New Project Driveway / Calle Lee & Cerritos Avenue (Future) Signalized Cypress / Los Alamitos FIGURE 1.3 – STUDY INTERSECTION LOCATIONS
Map Source: Google
Introduction & Analysis Methodology
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1.3 STUDY SCENARIOS
The traffic effects associated with the proposed project were analyzed at the study intersections for the weekday AM and PM peak-hour periods. The study includes the analysis of the following traffic scenarios:
 Existing Conditions
 Future (2028) Without-Project Conditions
 Future (2028) With-Project Conditions

1.4 STUDY METHODOLOGY
An analysis of existing and future weekday AM and PM peak-hour traffic conditions at the study intersections was performed through the use of established traffic engineering techniques. This section outlines the methodologies used to develop traffic conditions for each analysis scenario and the techniques used to determine volume-to-capacity (V/C) ratio, average delay and level-of-service (LOS) values.

Existing Conditions
The existing traffic volumes at the study intersections were based on traffic count data collected during the weekday AM and PM peak periods on Tuesday, May 16, 2023, and Thursday, September 7, 2023.

Information pertaining to intersection characteristics, such as traffic control devices, approach lane configurations, and on-street parking restrictions was identified via field work, aerial imagery, and Google Street View imagery. The existing traffic counts and intersection characteristics were used to assess the traffic conditions at the study intersections. The traffic data collection, derivation of existing AM and PM peak hour traffic volumes, and the existing traffic controls, lane configurations, and level-of-service conditions are described in Section 2 of this report.

Project Trip Generation and Distribution
Due to the unique nature of the proposed school with three class start times in the morning and five class end times in the afternoon as well as the school’s current traffic management and trip reduction characteristics, the school trip generation has been derived based on the proposed student and faculty/staff population, staggered class start and end times for each grade, and the proposed school’s operations. The project trip generation was then multiplied by the project trip distribution percentages at the study intersections to determine the project volumes added to each intersection turning movement. The methodologies used to determine the project trip generation and trip distribution percentages are described in greater detail in Section 3 of this report.

Future Without-Project Conditions
In order to account for traffic growth in the study area, an ambient/background traffic growth rate of one percent per year, as agreed with City staff from both Cypress and Los Alamitos, was applied to the existing traffic volumes. Additionally, traffic growth from related projects that are currently planned, approved, or under construction was added to derive the future 2028 Without-Project traffic volumes. The traffic analysis results at the study intersections for this scenario are discussed in Section 4 of this report.

Future With-Project Conditions
The future With-Project 2028 traffic volumes were determined by adding the traffic associated with the proposed project to the future 2028 Without-Project traffic volumes. The traffic analysis results for this Introduction & Analysis Methodology
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scenario are discussed in Section 5 of this report.

Level-of-Service Definition
Level-of-service (LOS) is a term used to qualitatively describe the operating conditions of a roadway or an intersection. The level-of-service of a facility is designated with a letter ranging from A to F. LOS A indicates excellent operating conditions with little delay to motorists, whereas LOS F represents congested conditions with excessive vehicle delay. LOS E is typically defined as the operating “capacity” of a roadway.

Based on guidelines by the City of Cypress, City of Los Alamitos, and the Orange County Congestion Management Plan, the following methodologies were used to evaluate intersection performance:
 Intersection Capacity Utilization (ICU) methodology for signalized intersections under jurisdiction of City of Cypress
 Highway Capacity Manual (HCM) methodology for signalized intersections under jurisdiction of City of Los Alamitos and non-signalized intersections at Project driveways Roadway level-of-service under the ICU methodology is calculated as the volume of vehicles on the critical movements that pass through the facility divided by the capacity of that facility. A facility is “at capacity” (ICU value of 1.00 or greater) when extreme congestion occurs. This Volume-to-Capacity (V/C) ratio is based upon traffic volumes by lane, signal phasing, and approach lane configuration. The ICU calculations assume a per-lane capacity of 1,700 vehicles per hour with a clearance interval of 0.05.

Table 1.2 defines the level-of-service by letter grade for signalized intersections based on the ICU methodology.

TABLE 1.2 – SIGNALIZED INTERSECTION LEVEL-OF-SERVICE DEFINITIONS (ICU) Level of Service Volume-to-Capacity Ratio (V/C)
A 0.000–0.600
B 0.601–0.700
C 0.701–0.800
D 0.801–0.900
E 0.901–1.000
F > 1.000
SOURCES: Transportation Research Board, Highway Capacity Manual (6th Edition) The HCM methodology is based on average vehicle delay at the intersection. Average vehicular delays are calculated and reported as level-of service as defined by the Highway Capacity Manual, 6th Edition (HCM 6 th). The HCM methodology determines intersection LOS based on operational delay.

Signalized Intersections: The average delay is based on the delay of all vehicles at a signalized intersection.

One-Way and Two-Way Stop-Controlled Intersections: For intersections with stop control on the minor street, the LOS is calculated by the computed or measured delay at each minor street movement such as side street approaches and at major street left turns. The intersection’s LOS is Introduction & Analysis Methodology
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defined only by each movement, and not for the entire intersection. The highest delay at each minor street turning movement and major street left turn is used as the LOS for the intersection.

Table 1.3 defines the level-of-service criteria based on the HCM methodology for signalized and unsignalized intersections.

TABLE 1.3 – SIGNALIZED AND UNSIGNALIZED INTERSECTION LEVEL-OF-SERVICE DEFINITIONS (HCM) Level of Service
Average Control Delay per Vehicle (Seconds)
Signalized Unsignalized
A 0.0 – 10.0 0.0 – 10.0
B 10.1 – 20.0 10.1 – 15.0
C 20.1 – 35.0 15.1 – 25.0
D 35.1 – 55.0 25.1 – 35.0
E 55.1 – 80.0 35.1 – 50.0
F 80.1 or more 50.1 or more
SOURCES: Transportation Research Board, Highway Capacity Manual (6th Edition) Significant Traffic Effects and Thresholds
According to the City of Cypress General Plan dated September 10, 2001, a LOS of “D” or better is considered the desired citywide operating standard for most streets. However, exceptions are granted for Valley View Street and Katella Avenue located within the study area due to high volumes of regional traffic, and therefore intersections along these two streets have an acceptable threshold of LOS “E”.

Intersections with a worse LOS than their threshold are considered deficient.

According to the City of Los Alamitos General Plan, March 2015, the acceptable LOS for intersections during peak hours is “D” or better, except in locations where insufficient right-of-way exists, the intersection or roadway is considered built out, or there is a desire to prioritize pedestrians and cyclists over vehicles. In addition, the study intersection of Bloomfield Street and W. Cerritos Avenue is exempt from the LOS “D” threshold. For the purpose of this report, it is assumed that LOS “E” is considered acceptable at the intersection of Bloomfield Street and W. Cerritos Avenue.

The Orange County Congestion Management Plan (CMP) designates certain major corridors as part of the CMP Network, which includes Katella Avenue in the study area. The CMP requires intersections along the Network to have an LOS of “E” or better, a requirement which is either met or superseded by City of Cypress and City of Los Alamitos requirements.

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2.0 EXISTING CONDITIONS

2.1 EXISTING ROADWAY SYSTEM
The key roadways within the study area are described below:

Cerritos Avenue is classified as a Primary roadway in the City of Cypress General Plan Circulation Element and a Primary Arterial in the City of Los Alamitos General Plan, Mobility and Circulation Element. Near the project site, Cerritos Avenue has two through lanes in each direction and a two-way left-turn lane. On-street parking is generally permitted along most of the roadway in the project vicinity. The roadway serves as a connection between the project site, Interstate 605 to the west, and Beach Boulevard/State Route 39 to the east. The posted speed limit is 40 miles per hour (mph) adjacent to the project site.

Katella Avenue is classified as a Major Road in the City of Cypress General Plan Circulation Element and an 8-lane and 6-lane Smart Street west and east of Los Alamitos Boulevard, respectively, according to the City of Los Alamitos General Plan, Mobility and Circulation Element. Katella Avenue extends westerly to Coyote Creek near Interstate 605 where it continues as Willow Street, and extends easterly past Wanda Road in the City of Orange where it continues as Villa Park Road. Katella Avenue has three through lanes in each direction and a raised median with left-turn pockets at key intersections. On-street parking is permitted along some sections of the roadway. The posted speed limit is 40 mph.

Bloomfield Street is classified as a Secondary roadway in the City of Cypress General Plan Circulation Element, and a Secondary Arterial north of Katella Avenue and a local street south of Katella Avenue according to the City of Los Alamitos General Plan, Mobility and Circulation Element. Bloomfield Street extends from Lincoln Avenue, to the north, to Farquhar Avenue on the south. The roadway provides two lanes and one lane in each direction north and south of Katella Avenue, respectively. In the project vicinity, this road has a striped median and left-turn pockets at key intersections. On-street parking is generally not permitted. There is a Class II bike lane on both sides. The posted speed limit is 40 mph.

Denni Street/Lexington Drive is classified as a Secondary roadway according to the City of Cypress General Plan Circulation Element. In the City of Los Alamitos General Plan Mobility and Circulation Element, Lexington Drive is classified as a Secondary Arterial between Cerritos Avenue and Katella Avenue and a local street south of Katella Avenue. This road has two through lanes in each direction north of Cerritos Avenue and one through lane in each direction south of Cerritos Avenue. North of Cerritos Avenue, the posted speed limit is 35 mph.

Moody Street is classified as a Primary roadway according to the City of Cypress General Plan Circulation Element. The road has two through lanes in each direction, a raised median, and left-turn pockets at key intersections. There is a Class II bike lane in both directions. The road’s southern terminus is at Cerritos Avenue, while the road extends northerly to Houston Avenue where it becomes Carmenita Road. The posted speed limit is 40 mph.

Walker Street is classified as a Secondary roadway according to the City of Cypress General Plan Circulation Element. In the project vicinity, the road has two through lanes in each direction with an additional northbound through lane forming ¼ mile north of Katella Avenue to Cerritos Avenue.

There is a striped median with left-turn pockets at key intersections. There is a Class II bike lane in both directions north of Cerritos Avenue. The road’s southern terminus is at Katella Avenue and to the Existing Conditions
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north it extends to 183rd Street where it becomes Marquardt Avenue. The posted speed limit is 40 mph.

Valley View Street is classified as a Major Road according to the City of Cypress General Plan Circulation Element. In the project vicinity, Valley View Street has three through lanes in each direction and a raised median with left-turn pockets at key intersections. On-street parking is permitted along some sections of the roadway. The roadway connects the area around the Project site pass State Route 91 to Artesia Boulevard to the north where it becomes Valley View Avenue, and Interstate 405 and State Route 22 to the south where it becomes Bolsa Chica Road. The road has a Class II bike lane on both sides north of Ball Road (one mile north of Cerritos Avenue), and a southbound Class II bike lane to Cerritos Avenue. The posted speed limit is 45 mph.

Figure 2.1 illustrates the existing traffic controls and approach lane geometries at the study intersections.

Existing Conditions
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FIGURE 2.1 – EXISTING INTERSECTION GEOMETRY

Map Source: Google
Existing Conditions
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2.2 EXISTING TRANSIT SERVICE
Table 2.1 provides a description of the existing public transit operating within the study area. As shown in this table, one OCTA route serves stops within ½ mile of the project location. The existing bus line serving the study area is depicted in Figure 2.2.

TABLE 2.1 - EXISTING TRANSIT SERVICE SUMMARY
Agency Line From To Via Peak
Headway
Orange County
Transportation Authority
(OCTA)
46 The Village
at Orange
Norwalk &
Wardlow
Ball Rd, Bloomfield St,
Cerritos Ave, Norwalk Blvd 40 min
Note: Peak headways are as of May 14, 2023.

OCTA provides public bus service for the proposed project via bus stops for Line 46, which runs along Ball Road before making a clockwise loop around Bloomfield Street, Cerritos Avenue, and Norwalk Boulevard.

This is a one-way loop with stops on the “inside”. The nearest stop, at Cerritos Avenue and Bloomfield Street, is about 0.4 miles away, or an approximate 8-minute walk.

Existing Conditions
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FIGURE 2.2 – EXISTING TRANSIT SERVICE
Map Source: Google
Existing Conditions
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2.3 EXISTING TRAFFIC VOLUMES
New traffic counts were conducted at the 11 study intersections listed below. The traffic counts were collected on a typical weekday on Tuesday, May 16 and Thursday, September 7, 2023, from 7:00 AM to 9:00 AM and from 2:00 PM to 6:00 PM, which are the critical timeframes for school peak traffic on the road network in the study area. The traffic count data sheets are provided in Appendix A of this report.

No. Intersection Control
1 Bloomfield Street & W. Cerritos Avenue Signalized
2 Denni Street / Lexington Drive & W. Cerritos Avenue Signalized 3 Moody Street & W. Cerritos Avenue Signalized
4 Walker Street & W. Cerritos Avenue Signalized
5 Valley View Street & W. Cerritos Avenue Signalized
6 Bloomfield Street & Katella Avenue Signalized
7 Katella Avenue & Lexington Drive Signalized
8 Valley View Street & Katella Avenue Signalized
9 West Project Driveway & W. Cerritos Avenue Unsignalized 10 East Project Driveway & W. Cerritos Avenue Unsignalized 11 New Project Driveway / Calle Lee & Cerritos Avenue Unsignalized The peak hour traffic volumes from both the AM and PM peak periods were determined based on the sum of the four highest consecutive 15-minute total traffic counts at each intersection. The existing weekday traffic volumes for the AM and PM peak hours are illustrated in Figure 2.3.

It should be noted that the PM peak hour traffic counts at some intersections do not coincide with the PM peak hour of the proposed school, which would occur when classes end. Therefore, the existing PM peak hour intersection counts, which were used for this traffic analysis, are considered conservative when determining the traffic effects of the proposed project at the study intersections.

Existing Conditions
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FIGURE 2.3 – EXISTING WEEKDAY PEAK-HOUR TRAFFIC VOLUMES Map Source: Google
Existing Conditions
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2.4 EXISTING INTERSECTION LEVELS OF SERVICE
Based on the intersection lane geometries depicted in Figure 2.1 and the existing traffic volumes illustrated on Figure 2.3, the volume-to-capacity, average delay and corresponding level-of-services (LOS) values for the weekday AM and PM peak hours were determined for each of the study intersections. The existing LOS worksheets are provided in Appendix B of this report.

Table 2.2 summarizes the volume-to-capacity, average delay, and LOS values for the existing conditions.

As shown in this table, all of the study intersections are currently operating at LOS D or better during both the weekday AM and PM peak hours, except at the intersection of Calle Lee and W. Cerritos Avenue (Intersection #11) where it is operating at LOS E during the PM peak hour.

TABLE 2.2 – INTERSECTION PERFORMANCE - EXISTING CONDITIONS Intersection Jurisdiction Methodology
Peak
Hour
Existing
V/C or
Delay (Sec) LOS
1 Bloomfield St / W. Cerritos
Ave Los Alamitos HCM
AM 38.3 D
PM 31.1 C
2 Denni St / Lexington Dr & W.

Cerritos Ave
Cypress /
Los Alamitos
HCM
AM 19.2 B
PM 19.5 B
ICU
AM 0.440 A
PM 0.556 A
3 Moody St / W. Cerritos Ave Cypress ICU
AM 0.496 A
PM 0.566 A
4 Walker St / W. Cerritos Ave Cypress ICU
AM 0.564 A
PM 0.669 B
5 Valley View St / W. Cerritos
Ave Cypress ICU
AM 0.678 B
PM 0.823 D
6 Bloomfield St / Katella Ave Los Alamitos HCM
AM 27.8 C
PM 25.3 C
7 Katella Ave / Lexington Dr Los Alamitos HCM
AM 25.3 C
PM 24.8 C
8 Valley View St / Katella Ave Cypress ICU
AM 0.585 A
PM 0.727 C
9 West Project Dwy / W.

Cerritos Ave *
Cypress /
Los Alamitos HCM
AM 0.0 A
PM 0.0 A
10 East Project Dwy / W. Cerritos
Ave
Cypress /
Los Alamitos HCM
AM 18.8 C
PM 22.0 C
11 Calle Lee / W. Cerritos Ave Cypress /
Los Alamitos HCM
AM 20.0 C
PM 45.2 E
V/C = Volume-to-Capacity; LOS = Level-of-Service
Note: Methodology is based on the jurisdiction of the intersection. For intersections in both the Cities of Cypress and Los Alamitos, both methodologies are used.
* No vehicles entered or exited the West Project driveway. Therefore, the average delay for the most critical turn movement is zero.

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3.0 PROPOSED PROJECT
This section defines the school operation plan and the traffic that would be generated by the proposed project in a three-step process including trip generation, trip distribution, and trip assignment.

3.1 SCHOOL OPERATION PLAN
The proposed school will have multiple drop-off and pick-up periods so that vehicles do not all arrive and depart at the same time. The morning start times, afternoon end times, and the anticipated drop-off and pick-up periods are summarized below in Table 3.1.

TABLE 3.1 – PROPOSED SCHOOL SCHEDULE
Grade/Group Drop-Off Period Start Time Pick-Up Period End Time Before School Care * 7:00 AM to 8:00 AM - - -
Tk/K 8:15 AM to 8:29 AM 8:30 AM 12:20 PM to 12:30 PM 12:30 PM 1st - 3rd Grades 8:15 AM to 8:29 AM 8:30 AM 1:45 PM to 2:09 PM 2:00 PM 4th - 6th Grades 8:00 AM to 8:14 AM 8:15 AM 2:15 PM to 2:39 PM 2:30 PM 7th - 8th Grades 8:00 AM to 8:14 AM 8:15 AM 2:45 PM to 3:09 PM 3:00 PM 9th - 12th Grades 8:30 AM to 8:44 AM 8:45 AM 3:15 PM to 3:39 PM 3:30 PM Afterschool Activities - - 4:00 PM to 5:59 PM -
* The State is requiring the school to offer 'school care' for parents who need to drop off their child early before school starts.

The school will have an effective one-way circulation for drop-off and pick-up activity whereby all parents will enter and exit the new project driveway.

Morning
 All parents will enter and exit the new project driveway for drop off.

Afternoon
 Parents of 1st through 12th grade students will enter from the new project driveway, travel north on the eastern internal road, pick up the students at the northern portion of the site, and then travel south through the western parking lot and exit from the new project driveway.  For Tk/K students who get picked up at 12:30 PM when class ends, parents will enter via the new project driveway, park their vehicles in the southeast parking lot, and then walk in to pick up.

Staff parking will be provided in both the west and southeast parking lots within the site.

The school will allow 11th and 12th grade students to drive to school; up to 50 parking spaces will be provided for these students.

3.2 PROJECT TRIP GENERATION
Due to the unique nature of the proposed school with three class start times in the morning and five class end times in the afternoon as well as the school’s current traffic management and trip reduction characteristics, the school trip generation has been derived based on the proposed student and faculty/staff Proposed Project
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population, staggered start and end times for each grade, and the proposed school’s operations as summarized in Table 3.1 and Tables 3.2.

Vehicle Trip Reduction
The existing school currently has students who carpool with other siblings or with students from other families who also attend the same school. The proposed school is also expected to have students who reside in close proximity to the school and therefore some students may travel by foot or bike rather than travel by passenger car. As the school operations will be similar after the relocation, it is anticipated that the vehicle trip reduction characteristics for the proposed school would be the same as the existing school.

An observation of the number of vehicles that drop off at the existing school was conducted on a typical school day on Tuesday, September 12, 2023. It was observed that a total of 105 vehicles dropped off students at the existing school. As there are 170 existing students, the vehicle trip reduction associated with carpooling and walking/biking is approximately 38%. For the purpose of this study, a vehicle trip discount of 35% was assumed when estimating the trip generation of the proposed school in order to be conservative.

In addition, some students at the existing school get dropped off early as some parents have to get to work after drop-off. It should be noted that early drop off of students at other schools is fairly common as well. Approximately 18% of the vehicles that dropped off occurred before 8:00 AM based on observations at the existing school. The drop-off observation data is provided in Appendix C. It is anticipated that the early drop-offs that were observed at the existing school would also occur at the proposed school. The same percentage of early drop-offs was applied for the proposed school.

Total Vehicle Drop-Off and Pick-Up by Grade
Table 3.2 summarizes the total number of students by grade who will be dropped off in the morning and picked up in the afternoon as well as for afterschool activities.

Proposed Project
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TABLE 3.2 – TOTAL VEHICLE DROP-OFF AND PICK-UP BY GRADE Vehicle Trips during AM and PM School Peak Periods
Table 3.3 shows the anticipated number of vehicles that will drop off by grade during the AM peak period with a school population of 720 students. In addition, there will also be up to 50 students in 11th and 12th grade who will drive to school prior to the 8:45 AM start time. About 50% of faculty and staff are estimated to arrive during the AM peak hour. The school’s AM peak hour would occur from 7:45 AM to 8:44 AM with an estimated 830 vehicle trips including 451 inbound and 379 outbound trips.

Table 3.4 shows the anticipated number of vehicles that will pick up by grade during the PM peak period with a school population of 720 students. As described above, there will be five class end times at 12:30 PM, 2:00 PM, 2:30 PM, 3:00 PM, and 3:30 PM as well as after-school activities between 4:00 PM and 6:00 PM.

Therefore, the vehicular activities will be dispersed starting from approximately 12:20 PM to 6:00 PM. In addition, it is assumed that approximately 50% of the faculty/staff would leave the school during the PM peak hour. As shown in Table 3.4, the PM peak hour of the school would occur from 1:45 PM to 2:44 PM with an estimated 340 vehicle trips including 159 inbound and 181 outbound trips.

Grade Students
Maximum
students
driving to
school
Students
(Excl.

Student
Drivers)
% vehicle trip
reduction due
to students
who carpool
and bike/walk
[2]
% of vehicles
that drop off
early before
8:00AM [2]
Vehicles that
drop-off for
Early Care
(i.e. before
8:00 AM)
Vehicles that
drop-off at
class start
time
Vehicles that pickup at class end
time [3]
Vehicles that pickup for
afterschool
activities [3]
Tk [1] 36 36 4 19 5 5
K [1] 36 36 4 19 5 5
1st 54 54 6 29 26 9
2nd 54 54 6 29 26 9
3rd 54 54 6 29 26 9
4th 54 54 7 29 27 9
5th 54 54 7 29 27 9
6th 54 54 7 29 27 9
7th 54 54 7 29 27 9
8th 54 54 7 29 27 9
9th 54 54 6 29 26 9
10th 54 54 6 29 26 9
11th 54 29 3 15 14 4
12th 54 29 3 15 14 4
Total 720 50 670 79 358 303 108
[2] Vehicle trip reduction rate based on current conditions at existing Sycamore Creek School [3] Estimated 25% of 1st to 12th graders stay on campus for afterschool activities and remaining 75% get picked up at class end times. [1] 20% of students get picked up at class end time and another 20% of students get picked up during afterschool period from 4:00PM to 6:00PM.

The remaining 60% of students get picked up with siblings at 2:00PM, 2:30PM, 3:00PM, and 3:30PM. 35% 18%
50 Proposed Project
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TABLE 3.3 – VEHICLE TRIPS DURING AM PEAK

% Vehicle % Vehicle % Vehicle % Vehicle % Vehicle % Vehicle In Out Total 7:00 AM to 7:04 AM 8% 6 6 6 12 7:00 AM to 8:00 AM 158 7:05 AM to 7:09 AM 8% 6 6 6 12 7:05 AM to 8:04 AM 204
7:10 AM to 7:14 AM 8% 6 6 6 12 7:10 AM to 8:09 AM 308
7:15 AM to 7:19 AM 8% 6 6 6 12 7:15 AM to 8:14 AM 412
7:20 AM to 7:24 AM 8% 6 6 6 12 7:20 AM to 8:19 AM 450
7:25 AM to 7:29 AM 8% 7 7 7 14 7:25 AM to 8:24 AM 538
7:30 AM to 7:34 AM 8% 7 7 7 14 7:30 AM to 8:29 AM 624
7:35 AM to 7:39 AM 8% 7 7 7 14 7:35 AM to 8:34 AM 646
7:40 AM to 7:44 AM 9% 7 7 7 14 7:40 AM to 8:39 AM 702
7:45 AM to 7:49 AM 9% 7 7 7 14 7:45 AM to 8:44 AM 758
7:50 AM to 7:54 AM 9% 7 7 7 14 7:50 AM to 8:49 AM 744
7:55 AM to 7:59 AM 9% 7 7 7 14 7:55 AM to 8:54 AM 730
8:00 AM to 8:04 AM 20% 17 20% 12 29 29 58 8:00 AM to 8:59 AM 716 8:05 AM to 8:09 AM 40% 35 40% 23 58 58 116 8:05 AM to 9:04 AM 658 8:10 AM to 8:14 AM 40% 35 40% 23 58 58 116 8:10 AM to 9:09 AM 542 8:15 AM to 8:19 AM 20% 8 20% 17 25 25 50 8:15 AM to 9:14 AM 426 8:20 AM to 8:24 AM 40% 15 40% 35 50 50 100
8:25 AM to 8:29 AM 40% 15 40% 35 50 50 100
8:30 AM to 8:34 AM 20% 18 18 18 36
8:35 AM to 8:39 AM 40% 35 35 35 70
8:40 AM to 8:44 AM 40% 35 35 35 70
79 38 87 87 58 88 437 437 874
Total number of vehicles by student drivers arriving to school during AM peak hour 50 0 50 Total number of vehicles by faculty/staff arriving to school during AM peak hour (approx. 50% of faculty/staff) 22 0 22 Total number of vehicles during AM peak hour (7:45 AM to 8:44 AM) 451 379 830 Derived AM peak hour trip rate based on total number of vehicles per student In Out Veh/Student 54% 46% 1.153 Early Drop-Off Tk/K 1st - 3rd Grades 4th - 6th Grades Total Time Period (Hourly)
7th - 8th Grades Total Vehicles Dropping Off 9th - 12th Grades Total vehicles drop-off
Time Period
Proposed Project
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TABLE 3.4 – VEHICLE TRIPS DURING PM PEAK % Vehicle % Vehicle % Vehicle % Vehicle % Vehicle In Out In Out In Out Total 12:20 PM to 12:24 PM 50% 5 5 0 0 0 5 0 5 12:25 PM to 12:29 PM 50% 5 5 0 0 0 5 0 5
12:30 PM to 12:34 PM 0 10 0 0 0 10 10
1:45 PM to 1:49 PM 15% 12 12 0 0 0 12 0 12 1:45 PM to 2:44 PM 318 1:50 PM to 1:54 PM 20% 16 16 0 0 0 16 0 16 1:50 PM to 2:49 PM 314 1:55 PM to 1:59 PM 35% 26 26 0 0 0 26 0 26 1:55 PM to 2:54 PM 309 2:00 PM to 2:04 PM 20% 16 16 25 0 0 16 25 41 2:00 PM to 2:59 PM 302 2:05 PM to 2:09 PM 10% 8 8 25 0 0 8 25 33 2:05 PM to 3:04 PM 302 2:10 PM to 2:14 PM 0 25 0 0 0 25 25 2:10 PM to 3:09 PM 298 2:15 PM to 2:19 PM 15% 13 13 3 0 0 13 3 16 2:15 PM to 3:14 PM 273 2:20 PM to 2:24 PM 20% 16 16 0 0 0 16 0 16 2:20 PM to 3:19 PM 269 2:25 PM to 2:29 PM 35% 28 28 0 0 0 28 0 28 2:25 PM to 3:24 PM 269 2:30 PM to 2:34 PM 20% 16 16 30 0 0 16 30 46 2:30 PM to 3:29 PM 269 2:35 PM to 2:39 PM 10% 8 8 30 0 0 8 30 38 2:35 PM to 3:34 PM 282 2:40 PM to 2:44 PM 0 21 0 0 0 21 21 2:40 PM to 3:39 PM 295 2:45 PM to 2:49 PM 15% 8 8 0 0 0 8 0 8 2:45 PM to 3:44 PM 306 2:50 PM to 2:54 PM 20% 11 11 0 0 0 11 0 11
2:55 PM to 2:59 PM 35% 19 19 0 0 0 19 0 19
3:00 PM to 3:04 PM 20% 11 11 30 0 0 11 30 41
3:05 PM to 3:09 PM 10% 5 5 24 0 0 5 24 29
3:10 PM to 3:14 PM 0 0 0 0 0 0 0
3:15 PM to 3:19 PM 15% 12 12 0 0 0 12 0 12
3:20 PM to 3:24 PM 20% 16 16 0 0 0 16 0 16
3:25 PM to 3:29 PM 35% 28 28 0 0 0 28 0 28
3:30 PM to 3:34 PM 20% 16 16 30 0 13 16 43 59
3:35 PM to 3:39 PM 10% 8 8 30 0 13 8 43 51
3:40 PM to 3:44 PM 0 20 0 12 0 32 32
10 78 81 54 80 303 303 0 38 303 341 644
Total number of vehicles by faculty/staff leaving the school between 1:45 PM and 2:44 PM (approx. 50% of faculty/staff) 0 22 22 Total number of vehicles (Picking Up and Students) between 1:45 PM and 2:44 PM 159 159 318 Total number of vehicles during highest PM peak hour (1:45 PM to 2:44 PM) 159 181 340 Derived PM peak hour trip rate based on total number of vehicles per student In Out Veh/Student 47% 53% 0.472 Afterschool Activity Period (4:00 PM to 6:00 PM) In Out Total Afterschool activities are anticipated to end at different times. Half of the 86 vehicles are estimated to pick up during each of the two hours from 4:00PM to 6:00PM. Parents will park and then pick up the students. 108 108 216 Total number of vehicles by student drivers leaving the school between 4:00 PM and 6:00 PM 0 24 24 Total number of vehicles by faculty/staff leaving the school between 4:00 PM and 6:00 PM (25% of faculty/staff) 0 11 11 Total (2 Hours) 108 143 251
Total (12:20 to 3:44 PM)
Tk/K 1st - 3rd Grades 4th - 6th Grades 7th - 8th Grades Time Period Total Time Period (Hourly) 9th - 12th Grades Total Vehicles Picking Up Total Student Vehicles Total Vehicles (Picking Up and Students) Proposed Project
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Table 3.5 summarizes the project trip generation during the AM and PM peak hours. For the existing preschool that will be removed in anticipation of the proposed project and the existing church that will remain on-site, the trip generation for these land uses were derived based on trip rates from the Institute of Transportation Engineers Trip Generation Manual, 11th Edition.

As shown in Table 3.5, the proposed project would result in a net trip generation of approximately 826 vehicle trips (449 inbound and 377 outbound) during the AM peak hour and 336 vehicle trips (157 inbound and 179 outbound) during the PM peak hour. With the existing church to remain on site, the trip generation at the project driveways would be approximately 829 vehicle trips (451 inbound and 378 outbound) during the AM peak hour and 340 vehicle trips (159 inbound and 181 outbound) during the PM peak hour.

It should be noted that the estimated daily project trip generation is for reference only and is not used in the traffic analysis.

TABLE 3.5 – PROJECT TRIP GENERATION

3.3 PROJECT TRIP DISTRIBUTION
Trip distribution is the process of assigning the directions from which traffic will access the project site. For the proposed project, the trip distribution takes into account the existing school’s student address locations (approx. 150 students) as shown in Appendix D, population characteristics in the project vicinity and the school’s new location relative to the regional roadway network.

Figures 3.1 and 3.2 depict the project trip distribution percentages at the study intersections for the weekday AM and PM peak hours, respectively, that were used for this study.

In Out Total In Out Total
ITE Trip Rate [1]
- Charter School (K-12) [1][2] 3.03 54% 46% 1.153 47% 53% 0.472 565 Day Care Center [3] 4.09 53% 47% 0.79 47% 53% 0.81
560 Church [3] 7.60 62% 38% 0.32 44% 56% 0.49
Charter School (K-12) [A] 720 Students 2,182 451 379 830 159 181 340 5 Students 20 2 2 4 2 2 4
NET TRIP GENERATION [C] = [A] - [B] 2,162 449 377 826 157 179 336 Church [D] 7,855 Sq. Ft. 60 2 1 3 2 2 4
TRIP GENERATION AT PROJECT DRIVEWAYS [E] = [C] + [D] 2,222 451 378 829 159 181 340 [1]
[2]
[3] Source: Institute of Transportation Engineers (ITE) Trip Generation Book, 11th Edition Per Student
The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, does not provide daily trip rate for Charter School (K12). The ITE trip rates for daily and weekday AM and PM peak hour of generator for Private School (K-12) were reviewed. The daily trip rate for Private School (K-12) were factored up based on the ratio of the combined AM and PM peak hour trip rates for Charter School (K-12) and Private School (K-12) to derive the daily trip rate for Charter School (K-12). The daily trip rate, which is not used for traffic analysis, is provided for reference only.

Per Student
Per 1,000 Sq. Ft. GFA
Proposed Land Use
Existing Land Use (To Be Removed)
Preschool [B]
Existing Land Use (To Remain)
The AM and PM peak hour trip rates are derived based on proposed student and faculty/staff population, staggered class times, and unique Sycamore School operations.

Land Use Size Daily AM Peak Hour PM Peak Hour
Proposed Project
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FIGURE 3.1 – PROJECT TRIP DISTRIBUTION – AM PEAK HOUR
Map Source: Google
Proposed Project
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FIGURE 3.2 – PROJECT TRIP DISTRIBUTION – PM PEAK HOUR
Map Source: Google
Proposed Project
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3.4 PROJECT TRIP ASSIGNMENT
Based on the trip generation and distribution described above, the proposed project traffic was assigned to the study intersections. Figure 3.3 shows the project traffic volumes for the weekday AM and PM peak hours.

3.5 PROJECT SITE CIRCULATION
The project circulation plan during the pick-up and drop-off time periods is shown in Figure 3.4. Below is a description of the circulation plan:

1. All vehicles will enter the project driveway on W. Cerritos Avenue to drop off students. All dropoff activities must be performed at the drop-off area located near the north end of the campus using two queue lanes. The drop-off area is approximately 105 feet long and can accommodate up to 10 vehicles to drop off concurrently. After drop-off, all vehicles will travel through the west parking lot to exit the site.

2. For 1st through 12th grade, parents must enter the project driveway on W. Cerritos Avenue for pick-up. Vehicles will queue using two lanes and pick up at the pick-up area only. Up to 10 vehicles will pick up concurrently and then leave the pick-up area. The next group of vehicles in the queue will then move forward into the pick-up area. After pickup, vehicles will travel through the west parking lot to exit the site.

3. Traffic control monitors will help with pick-up and drop-off at the loading zone and will also be stationed at the site access location. Responsibilities of the traffic control monitors include, but are not limited to:
 Assist the students who exit the car on the non-curb side of the car into an active travel lane during drop-off;
 Call out the names of the students when the parents’ vehicles approach the pick-up zone so that the students are ready to get into the vehicles;
 Urge parents to leave immediately once pick-up and drop-off activity is completed;  The monitors will also be located at the end of the loading zone to direct the vehicles as to when they can safely pull up into the loading zone; and
 Assist with traffic flow and enforce all traffic regulations on the site to ensure that vehicles do not back up onto W. Cerritos Avenue.

4. For Tk/K students who end class at 12:30 PM, parents will enter the site, park their cars in the small southeast parking lot, and then walk in to pick up the students.

5. Faculty and staff will park in both parking lots located on the west side and southeast side of the campus.

6. For the up to 50 students who drive to school, they will park in the west parking lot.

7. For the after-school activities period from 4:00 PM to 6:00 PM, parents will enter the site, park their cars in either the west parking lot or southeast parking lot, and then pick up the students.

Proposed Project
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FIGURE 3.3 – PROJECT TRAFFIC VOLUMES – AM AND PM PEAK HOURS Map Source: Google
Proposed Project
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FIGURE 3.4 – SCHOOL CIRCULATION PLAN
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4.0 FUTURE WITHOUT-PROJECT CONDITIONS
This section provides an analysis of future traffic conditions in the study area with background traffic growth added but without the proposed project traffic.

4.1 AMBIENT TRAFFIC GROWTH
In order to acknowledge regional population and employment growth in the study area, an ambient/background traffic growth rate of one percent per year was applied to the existing traffic volumes, as agreed by the City. Therefore, an ambient/background growth factor of 1.05 was used to derive the existing plus ambient/background growth traffic volumes for the year 2028, which is when the school is anticipated to reach the maximum enrollment of 720 students.

4.2 RELATED PROJECT TRAFFIC GROWTH
There is a total of 11 other ‘related projects’ in the project area that are planned, approved, or under construction based on information provided by the City of Cypress and City of Los Alamitos. Seven related projects are from Cypress and four related projects are from Los Alamitos. Tables 4.1 and 4.2 provide a description of the related projects from Cypress and Los Alamitos, respectively. The related project locations are shown in Figure 4.1.

TABLE 4.1 – RELATED PROJECTS – CITY OF CYPRESS

Future Without-Project Conditions
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TABLE 4.2 – RELATED PROJECTS – CITY OF LOS ALAMITOS
The traffic associated with the related projects was determined based on trip rates from the Institute of Transportation Engineers Trip Generation Manual, 11th Edition. The related projects traffic was assigned to the study area roadway network based on the land use characteristics of each related project, the local and regional roadway network, and the general location of other land uses to which the related project trips would originate or terminate. The related project trip generation and traffic volumes are provided in Appendix E of this report.

No. Name Address Land Use Status
8 Medical Office Building 11002 Saratoga Dr, Los Alamitos Medical Office 5,200 SF Under construction 5100 Katella Ave, Los Alamitos Convenience Store/Gas Station (2,724 SF Convenience Store)
Fuel Pumps 12
Gasoline/Service Station (<2,000 SF
Convenience Store) (To Be
Demolished)
Fuel Pumps 12
10 Industrial Building 3651 Sausalito St, Los Alamitos Industrial 2,932 SF Under construction Single Family 55 Unit
Condo 114 Unit
Apartment 77 Unit
Planned, In-Progress
Application
Size
9 Chevron Gas Station Under construction
11 Lampson Project 4665 Lampson Ave, Los Alamitos
Future Without-Project Conditions
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FIGURE 4.1 – RELATED PROJECT LOCATIONS
Map Source: Google
Future Without-Project Conditions
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4.3 FUTURE (2028) WITHOUT-PROJECT INTERSECTION LEVELS OF SERVICE The future (2028) Without-Project traffic volumes were derived by adding the traffic associated with the related projects to the existing plus ambient growth traffic volumes. The future (2028) Without-Project traffic volumes for the weekday AM and PM peak hours are illustrated in Figure 4.2. The traffic analysis worksheets for this scenario are provided in Appendix F of this report.

FIGURE 4.2 – FUTURE (2028) WITHOUT-PROJECT TRAFFIC VOLUMES

Future Without-Project Conditions
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Table 4.3 summarizes the V/C, average delay and LOS values at the study intersections for the future (2028) Without-Project scenario. As shown in this table, all of the study intersections are projected to continue to operate at LOS D or better during the weekday AM and PM peak hours, except at the Calle Lee / W. Cerritos Avenue intersection (Intersection #11) where it is projected to operate at LOS F during the PM peak hour.

TABLE 4.3 – INTERSECTION PERFORMANCE – FUTURE (2028) WITHOUT-PROJECT CONDITIONS Intersection Jurisdiction Methodology
Peak
Hour
Future (2028)
Without Project
V/C or
Delay (Sec) LOS
1 Bloomfield St / W. Cerritos
Ave Los Alamitos HCM
AM 39.6 D
PM 32.2 C
2 Denni St / Lexington Dr & W.

Cerritos Ave
Cypress /
Los Alamitos
HCM
AM 19.8 B
PM 20.4 C
ICU
AM 0.471 A
PM 0.596 A
3 Moody St / W. Cerritos Ave Cypress ICU
AM 0.522 A
PM 0.594 A
4 Walker St / W. Cerritos Ave Cypress ICU
AM 0.604 B
PM 0.709 C
5 Valley View St / W. Cerritos
Ave Cypress ICU
AM 0.721 C
PM 0.876 D
6 Bloomfield St / Katella Ave Los Alamitos HCM
AM 29.8 C
PM 28.1 C
7 Lexington Dr / Katella Ave Los Alamitos HCM
AM 26.2 C
PM 26.4 C
8 Valley View St / Katella Ave Cypress ICU
AM 0.645 B
PM 0.777 C
9 West Project Dwy / W.

Cerritos Ave *
Cypress /
Los Alamitos HCM
AM 0.0 A
PM 0.0 A
10 East Project Dwy / W. Cerritos
Ave
Cypress /
Los Alamitos HCM
AM 19.8 C
PM 23.5 C
11 Calle Lee / W. Cerritos Ave Cypress /
Los Alamitos HCM
AM 21.1 C
PM 55.1 F
V/C = Volume-to-Capacity; LOS = Level-of-Service
Note: Methodology is based on the jurisdiction of the intersection. For intersections in both the Cities of Cypress and Los Alamitos, both methodologies are used.
* No vehicles entered or exited the West Project driveway. Therefore, the average delay for the most critical turn movement is zero.

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5.0 FUTURE WITH-PROJECT CONDITIONS
This section documents future traffic conditions at the study intersections with the addition of projectgenerated traffic.

As noted previously in Section 1.1, the project proposes to install a traffic signal at the new project driveway/Calle Lee/Cerritos Avenue intersection (Intersection #11). Therefore, it was assumed that this intersection would operate with a traffic signal under the future With-Project conditions.

5.1 FUTURE (2028) WITH-PROJECT INTERSECTION LEVELS OF SERVICE The future (2028) With-Project traffic volumes were derived by adding the proposed project traffic to the future (2028) Without-Project traffic volumes. The future (2028) With-Project traffic volumes are illustrated in Figure 5.1 for the weekday AM and PM peak hours. The traffic analysis worksheets are provided in Appendix G of this report.

Table 5.1 summarizes the resulting V/C, average delay, and LOS values at the study intersections. The table shows that all of the study intersections are projected to operate at LOS D or better during the weekday AM and PM peak hours under future (2028) With-Project conditions.

5.2 TRAFFIC SIGNAL WARRANT ANALYSIS
A traffic signal warrant analysis was conducted for the new project driveway / Calle Lee / Cerritos Avenue intersection to determine if a traffic signal at this location is warranted based on the projected 2028 WithProject traffic volumes. The results are provided in Appendix H of this report. Based on the analysis results, the projected traffic volumes satisfy the traffic signal warrant.

Future With-Project Conditions
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FIGURE 5.1 – FUTURE (2028) WITH-PROJECT TRAFFIC VOLUMES

Future With-Project Conditions
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TABLE 5.1 – INTERSECTION PERFORMANCE - FUTURE (2028) WITH-PROJECT CONDITIONS Intersection Jurisdiction Methodology
Peak
Hour
Future (2028)
With-Project
V/C or
Delay (Sec) LOS
1 Bloomfield St / W. Cerritos
Ave Los Alamitos HCM
AM 42.2 D
PM 33.4 C
2 Denni St / Lexington Dr & W.

Cerritos Ave
Cypress /
Los Alamitos
HCM
AM 21.1 C
PM 20.7 C
ICU
AM 0.590 A
PM 0.625 B
3 Moody St / W. Cerritos Ave Cypress ICU
AM 0.597 A
PM 0.624 B
4 Walker St / W. Cerritos Ave Cypress ICU
AM 0.678 B
PM 0.733 C
5 Valley View St / W. Cerritos
Ave Cypress ICU
AM 0.819 D
PM 0.885 D
6 Bloomfield St / Katella Ave Los Alamitos HCM
AM 31.4 C
PM 29.0 C
7 Lexington Dr / Katella Ave Los Alamitos HCM
AM 28.1 C
PM 26.5 C
8 Valley View St / Katella Ave Cypress ICU
AM 0.667 B
PM 0.787 C
9 West Project Dwy / W.

Cerritos Ave
Cypress /
Los Alamitos HCM
AM * *
PM * *
10 East Project Dwy / W. Cerritos
Ave
Cypress /
Los Alamitos HCM
AM * *
PM * *
11 New Project Dwy / Calle Lee /
W. Cerritos Ave
Cypress /
Los Alamitos
HCM
AM 18.4 B
PM 18.1 B
ICU
AM 0.529 A
PM 0.550 A
V/C = Volume-to-Capacity; LOS = Level-of-Service
Note: Methodology is based on the jurisdiction of the intersection. For intersections in both the Cities of Cypress and Los Alamitos, both methodologies are used.
* The site driveway will be closed with development of the proposed project.

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6.0 FUTURE WITH-PROJECT + IMPROVEMENT CONDITIONS
According to the City of Cypress traffic engineer, the following two turning movements currently have considerable traffic volumes and therefore improvements should be considered to alleviate any adverse effect associated with the proposed project traffic.
 Bloomfield Street and W. Cerritos Avenue (Intersection 1) – Westbound left-turn movement  Valley View Street and W. Cerritos Avenue (Intersection 5) – Eastbound right-turn movement Under the future (2028) With-Project conditions, the traffic improvements below, which are anticipated to improve the overall traffic operations at those two intersections, are recommended.

Bloomfield Street and W. Cerritos Avenue (Intersection 1) – It is recommended to provide dual leftturn lanes in the westbound approach of this intersection. The resulting lane configuration for the westbound approach would be two left-turn lanes, one through lane, and one through-right shared lane.

Valley View Street and W. Cerritos Avenue (Intersection 5) – It is recommended to modify the traffic signal to provide a right-turn overlap phase in the eastbound direction.

Figure 6.1 depicts the lane configurations for Intersections 1 and 5 with the proposed traffic improvements.

FIGURE 6.1 – INTERSECTION GEOMETRY WITH IMPROVEMENTS
The level of service worksheets for the future 2028 With-Project plus traffic improvement conditions are provided in Appendix I of this report. Table 6.1 summarizes the resulting V/C, average delay, and LOS values at the two study intersections.

TABLE 6.1 – INTERSECTION PERFORMANCE - FUTURE (2028) WITH-PROJECT + IMPROVEMENT CONDITIONS V/C or
Delay (Sec) LOS V/C orDelay (Sec) LOS V/C orDelay (Sec) LOS V/C orDelay (Sec) LOS

38.3 D 39.6 D 42.2 D 35.3 D

31.1 C 32.2 C 33.4 C 32.9 C

0.678 B 0.721 C 0.819 D 0.819 D

0.823 D 0.876 D 0.885 D 0.885 D
AM
PM
PM
AM
No. Intersection Jurisdiction Methodology
Existing
Future (2028)
Without Project
Future (2028)
With Project
Future Year (2028)
With Project +
Improvement
Peak
Hour
1 Bloomfield St /
W Cerritos Ave
5 Valley View St /
W Cerritos Ave Cypress ICU
Los Alamitos HCM
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7.0 OPERATIONAL ENHANCEMENT MEASURES
The school understands that it is fully responsible to prevent any school traffic queue onto W. Cerritos Avenue. To address any traffic operational effects, the school has developed a Traffic Management Program which is provided in Appendix J. Additionally, the school shall:
a. Stagger student drop-offs by as many periods needed to mitigate any queueing onto W. Cerritos Avenue and reduce overall congestion.
b. As proposed, the school will have three start times and five end times (excluding after school program). If needed, stagger school hours by as many start / end times to mitigate any queueing on W. Cerritos Avenue and reduce overall congestion. Each start time will be separated by a minimum of 15 minutes; each end time will be separated by a minimum of 30 minutes. c. Explore the provision and maintenance of shuttle van services to reduce the vehicle trips to and from the project site.
d. Provide as many school monitors as needed to assist during the peak drop-off and pick-up periods.
e. Follow the Traffic Management Program and provide frequent updates and notices to the students and parents to minimize traffic and vehicle queueing issues on site or adjacent to the site.
f. The school will inform the parents that it is not allowed to block any travel lanes on W. Cerritos Avenue.
g. Install school signage per CA MUTCD (See Figure 7.1). h. Stripe painted red curb on the north side of W. Cerritos Avenue adjacent to the project site (See Figure 7.1).
i. If adverse vehicle queueing occurs on W. Cerritos Avenue due to the drop-off/pick-up activities, with staggered drop-off/pick-up time periods in place, the school shall adjust the staggered schedule or add additional staggered start times and dismissal times. Alternatively, the school will implement traffic-reducing measures such as implement shuttle van services and/or provide incentives to encourage carpooling/vanpooling. The school will work with City staff to make appropriate changes to the school operations as needed to eliminate any project-related traffic or queueing effects on the public roadways.

Operational Enhancement Measures
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CITY OF CYPRESS
FIGURE 7.1 – PROPOSED SCHOOL TRAFFIC SIGNAGE AND ROAD MARKINGS Map Source: Google
TRAFFIC STUDY FOR SYCAMORE CREEK COMMUNITY CHARTER SCHOOL PROJECT AT 4321 W. CERRITOS AVENUE PAGE 37

CITY OF CYPRESS

8.0 QUEUEING ANALYSIS

8.1 Queueing Analysis at Project Driveway Intersection
KOA conducted a queueing analysis for the intersection on W. Cerritos Avenue at the new project driveway for the future 2028 With-Project scenario for both the AM and PM peak hours. The analysis was conducted to determine whether the eastbound left-turn lane on W. Cerritos Avenue would be adequate to accommodate the left-turn queue into the project site.

The queueing analysis was based on the intersection analysis using the HCM methodology. Table 8.1 summarizes the queueing analysis for future 2028 With-Project conditions. The analysis compares the estimated storage capacity to the 95th percentile queue in feet. As shown in this table, the estimated storage capacity for the eastbound left-turn would be greater than the projected 95th percentile queues for both the AM and PM peak hours. Therefore, it is concluded that the eastbound left-turn movement would operate adequately.

TABLE 8.1 – QUEUEING ANALYSIS AT PROJECT DRIVEWAY INTERSECTION

8.2 On-Site Queueing Analysis
KOA conducted a queueing analysis to determine whether the vehicle queues related to pick-up and drop-off within the site would spill over onto the public right-of-way. The analysis was based on a maximum enrollment of 720 students, which represents the worst-case condition in terms of vehicle queueing. Table 8.2 shows the assumptions used for the on-site queueing analysis. The details of the school’s operation are found in Tables 3.1 to 3.4. The school will have a significant portion of the student body carpool to school as well as some students who bike or walk to school. In total, it is estimated that approximately 35% of the students will travel to and from school via carpool, bike or walk instead of by private vehicle. In addition, it is estimated that approximately 18% of vehicles will drop-off early before 8:00 AM. As shown in the table below, it is estimated there will be room to store at least 58 vehicles onsite.

Table 8.3 shows the assumptions used for the drop-off at the school site, and Table 8.4 shows the assumptions used for pick-up. The school has a drop-off area that can accommodate 10 vehicles. The drop-off service rates were conservatively estimated as 4 vehicles per minute for Tk through 3rd grade and 5 vehicles per minute for 4th through 12th grade. For pick-up, the service rate was estimated as 2.5 vehicles per minute for Tk/K through 3rd grade and 3 vehicles per minute for 4th through 12th grade. The service rates are estimated based on observations at other schools.

95th
Percentile
Queue
95th
Percentile
Queue
(Feet) (Feet)
11 New Project Dwy / Calle
Lee / W Cerritos Ave
EB Left-Turn 190 55.3 Yes 27.8 Yes
Future (2028) With-Project
AM Peak Hour PM Peak Hour
No. Intersection
Turning
Movement
Estimated
Storage
Capacity
(Feet)
Adequate
Storage?
Adequate
Storage?
Queueing Analysis
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TABLE 8.2 – QUEUEING ESTIMATE DATA
Maximum Student Enrollment 720 See Table 3.2
Maximum Students Driving to School 50 See Table 3.2
Maximum Student (excl. Student Drivers) 670 See Table 3.2 Trip Reduction/Credit (Carpool/Bike/Walk) 35% See Table 3.2 Trip Reduction/Credit (Drop off Early) 18% See Table 3.2 Total Vehicles that Drop-Off after Carpool/Bike/Walk
Reduction/Credit (Approx.) 358 See Table 3.2
Total Vehicles that Pick-up at Class End Time 303 See Table 3.2 Total Vehicles that Pick-up for Afterschool Activities 108 See Table 3.2 Drop-off early before 8:00 AM 79 See Table 3.2
Drop-off for Tk/K after 8:00 AM (Vehicles) 38 See Table 3.3 Drop-off for 1st – 3rd after 8:00 AM (Vehicles) 87 See Table 3.3 Drop-off for 4th – 6th after 8:00 AM (Vehicles) 87 See Table 3.3 Drop-off for 7th – 8th after 8:00 AM (Vehicles) 58 See Table 3.3 Drop-off for 9th – 12th after 8:00 AM (Vehicles) 88 See Table 3.3 Dismissal for Tk/K (Vehicles) 10 See Table 3.4
Dismissal for 1st – 3rd (Vehicles) 78 See Table 3.4
Dismissal for 4th – 6th (Vehicles) 81 See Table 3.4
Dismissal for 7th – 8th (Vehicles) 54 See Table 3.4
Dismissal for 9th – 12th (Vehicles) 80 See Table 3.4
Duration of Drop-off for Tk/K – 12th (minutes) 15 See Table 3.1 Duration of Pick-up for Tk/K (minutes) 10 See Table 3.1 Duration of Pick-up for 1st – 12th (minutes) 25 See Table 3.1 Vehicle Length (feet) 22
Site Base Storage Length for Two Queueing Lanes (feet) 1,285 See Figure 3.4 Queue Capacity for Two Lanes (vehicles) 58
TABLE 8.3 – STAGGERED DROP-OFF PERIOD DATA
Drop-Off
(1st – 3rd)
Drop-Off
(4th – 6th)
Drop-Off
(7th – 8th)
Drop-Off
(9th – 12th)
Drop-Off
(Tk/K)
Total Vehicle Estimate 87 87 58 88 38
Drop-Off Avg Arrival Rate (vpm) 5.8 5.8 3.9 5.9 2.5
Drop-Off Avg Service Rate (vpm) * 8 10 10 10 8
Note: vpm = vehicles per minute
* 4 vehicles per minute x 2 lanes for Tk/K - 3rd grade; 5 vehicles per minute x 2 lanes for 4th - 12th grade

Queueing Analysis
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CITY OF CYPRESS
TABLE 8.4 – STAGGERED DISMISSAL PERIOD DATA
Pick-Up
(1st – 3rd)
Pick-Up
(4th – 6th)
Pick-Up
(7th – 8th)
Pick-Up
(9th – 12th)
Pick-Up
(Tk/K) [1]
Total Vehicle Estimate 78 81 54 80 10
Pick-Up Avg Rate (vpm) [2] 5.2 5.4 3.6 5.3 -
Pick-Up Avg Service Rate (vpm) [3] 5 6 6 6 -
Note: vpm = vehicles per minute
[1] Parents will park their cars to pick up. Therefore, there will not be vehicles queueing to pick up. [2] Estimated pick up period after class end time is 15 minutes [3] 2.5 vehicles per minute x 2 lanes for 1st through 3rd grade; 3 vehicles per minute x 2 lanes for 4th through 12th grade Table 8.5 shows a drop-off distribution based on three staggered start times at 8:15 AM, 8:30 AM, and 8:45 AM. While some parents are likely to drop off children early, many will cut close to the bell time. The parent arrival profile estimates that vehicle arrivals would occur 15 minutes before class start time. It is assumed 40% of parents would arrive in the final 5 minutes, another 40% between 5 and 10 minutes before the bell time, and 20% will arrive 10 to 15 minutes from the bell time. As shown in Table 8.5, the school’s on-site vehicle storage capacity of 58 vehicles will be adequate to accommodate the vehicles dropping off in the morning. Therefore, no vehicle spillover onto W. Cerritos Avenue is anticipated to occur based on the drop-off queueing analysis.

Table 8.6 shows the pick-up queueing estimate assuming five pickup periods. Accordingly, for pickup, it is assumed 35% of parents will arrive within 5 minutes before the bell time, 20% between 5 and 10 minutes before the bell time, and 15% between 10 to 15 minutes before the bell time. In addition, about 20% will arrive within 5 minutes after bell time and 10% will arrive 5 to 10 minutes after bell time. As can be seen in Table 8.6, the school’s on-site vehicle storage capacity of 58 vehicles will be adequate to accommodate the anticipated maximum pick-up queue. Therefore, no vehicle spillover onto W. Cerritos Avenue is anticipated to occur based on the pick-up queueing analysis.

As noted previously, parents of Tk/K will park their vehicles for pick up around the 12:30 PM class end time. Therefore, vehicles arriving to pick up Tk/K students at this time are excluded from the queueing analysis.

For the afterschool activity period between 4:00 PM and 6:00 PM, the various activities are anticipated to end at different times. As summarized in Table 3.2, about 108 vehicles would pick up students who stay for afterschool activities. It is estimated that half of the 108 vehicles would pick up in the first hour and the remaining half would pick up in the second hour, with arrivals scattered across the two-hour period.

These vehicles are expected to park on-site for pick up and therefore no significant queue is expected to occur.

Queueing Analysis
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CITY OF CYPRESS
TABLE 8.5 – DROP-OFF QUEUEING ESTIMATES

TABLE 8.6 – DISMISSAL QUEUEING ESTIMATES
Note: assumes roughly equal arrival times, which may be difficult to enforce or unrealistic.

Interval 7:00 AM 7:05 AM 7:10 AM 7:15 AM 7:20 AM 7:25 AM 7:30 AM 7:35 AM 7:40 AM 7:45 AM 7:50 AM 7:55 AM 8:00 AM 8:05 AM 8:10 AM 8:15 AM 8:20 AM 8:25 AM 8:30 AM 8:35 AM 8:40 AM Arrival
(Vehicles) 6 6 6 6 6 7 7 7 7 7 7 7 29 58 58 25 50 50 18 35 35 Vehicles Serviced
6 6 6 6 6 7 7 7 7 7 7 7 29 50 50 40 40 40 39 35 35 Service Deficit 0 0 0 0 0 0 0 0 0 0 0 0 0 8 8 -15 10 10 -21 0 0 Cumulative Arrivals 6 12 18 24 30 37 44 51 58 65 72 79 108 166 224 249 299 349 367 402 437 Cumulative Vehicles
Serviced
6 12 18 24 30 37 44 51 58 65 72 79 108 158 208 248 288 328 367 402 437 Cumulative Service
Deficit
(Queue) 0 0 0 0 0 0 0 0 0 0 0 0 0 8 16 1 11 21 0 0 0
Early Drop-Off 4th - 8th Grade Tk - 3rd Grade 9th - 12th Grade Interval 12:20 PM 12:25 PM 12:30 PM 1:45 PM 1:50 PM 1:55 PM 2:00 PM 2:05 PM 2:10 PM 2:15 PM 2:20 PM 2:25 PM 2:30 PM 2:35 PM 2:40 PM 2:45 PM 2:50 PM 2:55 PM 3:00 PM 3:05 PM 3:10 PM 3:15 PM 3:20 PM 3:25 PM 3:30 PM 3:35 PM 3:40 PM Arrival (Vehicles) 5 5 0 12 16 26 16 8 0 13 16 28 16 8 0 8 11 19 11 5 0 12 16 28 16 8 0 Vehicles Serviced 0 0 10 0 0 0 25 25 25 3 0 0 30 30 21 0 0 0 30 24 0 0 0 0 30 30 20 Service Deficit 5 5 -10 12 16 26 -9 -17 -25 10 16 28 -14 -22 -21 8 11 19 -19 -19 0 12 16 28 -14 -22 -20 Cumulative Arrivals 5 10 10 22 38 64 80 88 88 101 117 145 161 169 169 177 188 207 218 223 223 235 251 279 295 303 303 Cumulative Vehicles Serviced 0 0 10 10 10 10 35 60 85 88 88 88 118 148 169 169 169 169 199 223 223 223 223 223 253 283 303 Cumulative Service Deficit (Queue) 5 10 0 12 28 54 45 28 3 13 29 57 43 21 0 8 19 38 19 0 0 12 28 56 42 20 0 Tk - K 1st - 3rd 4th - 6th 7th - 8th 9th - 12th
TRAFFIC STUDY FOR SYCAMORE CREEK COMMUNITY CHARTER SCHOOL PROJECT AT 4321 W. CERRITOS AVENUE PAGE 41

CITY OF CYPRESS

9.0 SUMMARY AND CONCLUSIONS
The following summarizes the project description, traffic study results, conclusions and recommendations:

Project Description
The proposed project is a new charter school at the Holy Cross Lutheran Church site, located at 4321 W.

Cerritos Avenue in the City of Cypress. The Sycamore Creek Community School is currently on a different site and is looking to locate onto the subject site to continue to serve the needs of the diverse population of Orange County. The proposed school is anticipated to reach a maximum of 720 students by around 2028.

The subject property is currently occupied by Holy Cross Lutheran Church and a private school with five preschool students. The church currently occupies 7,855 square feet of existing building area. The church will remain while the private preschool will cease to operate. The site will provide 110 parking spaces shared between the proposed school and the church.

School Operation
The school hours of operation will be Monday through Friday, 7:00 am to 6:00 pm. The proposed school will have three drop-off and five pick-up periods so that vehicles do not all arrive at the same time.

Grade/Group Drop-Off Period Start Time Pick-Up Period End Time Before School Care * 7:00 AM to 8:00 AM - - -
Tk/K 8:15 AM to 8:29 AM 8:30 AM 12:20 PM to 12:30 PM 12:30 PM 1st - 3rd Grades 8:15 AM to 8:29 AM 8:30 AM 1:45 PM to 2:09 PM 2:00 PM 4th - 6th Grades 8:00 AM to 8:14 AM 8:15 AM 2:15 PM to 2:39 PM 2:30 PM 7th - 8th Grades 8:00 AM to 8:14 AM 8:15 AM 2:45 PM to 3:09 PM 3:00 PM 9th - 12th Grades 8:30 AM to 8:44 AM 8:45 AM 3:15 PM to 3:39 PM 3:30 PM Afterschool Activities - - 4:00 PM to 5:59 PM -
* The State is requiring the school to offer 'school care' for parents who need to drop off their child early before school starts.

The school will have an effective one-way, counter-clockwise circulation for drop-off and pick-up activity.

All drop-off and pick-up activities will be performed at the drop-off/pick-up area located near the north end of the campus using two queue lanes, except for parents of Tk/K students who will park their vehicles in the small southeast parking lot and walk in to pick up. The drop-off/pick-up area will be approximately 105 feet long and can accommodate up to 10 vehicles to drop off or pick up concurrently. After drop-off or pick-up, vehicles will travel through the west parking lot to exit the site.

Staff parking will be provided in both the west and southeast parking lots within the site.

The proposed project will implement the site-specific improvement below that will enhance access for the project site.

Summary and Conclusions
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 New Project Driveway / Calle Lee / Cerritos Avenue Intersection – Install a new traffic signal at this location.

Figure 3.4 summarizes the School Circulation Plan.

Project Trip Generation
Due to the unique nature of the proposed school with three class start times in the morning and five class end times in the afternoon as well as the school’s current traffic management and trip reduction characteristics (i.e., students carpooling, walking and biking to/from school, early drop-off), the school trip generation has been derived based on the proposed student and faculty/staff population, staggered class start and end times for each grade, and the proposed school’s operations.

The proposed project would result in a net trip generation of approximately 826 vehicle trips (449 inbound and 377 outbound) during the AM peak hour and 336 vehicle trips (157 inbound and 179 outbound) during the PM peak hour. With the existing church to remain on site, the trip generation at the project driveways would be approximately 829 vehicle trips (451 inbound and 378 outbound) during the AM peak hour and 340 vehicle trips (159 inbound and 181 outbound) during the PM peak hour.

Project Study Area
The project study area includes 11 study intersections as listed below.

No. Intersection Control City
1 Bloomfield Street & W. Cerritos Avenue Signalized Los Alamitos 2 Denni Street / Lexington Drive & W. Cerritos Avenue Signalized Cypress / Los Alamitos 3 Moody Street & W. Cerritos Avenue Signalized Cypress
4 Walker Street & W. Cerritos Avenue Signalized Cypress 5 Valley View Street & W. Cerritos Avenue Signalized Cypress 6 Bloomfield Street & Katella Avenue Signalized Los Alamitos 7 Lexington Drive & Katella Avenue Signalized Los Alamitos 8 Valley View Street & Katella Avenue Signalized Cypress 9 West Project Driveway & W. Cerritos Avenue Unsignalized Cypress / Los Alamitos 10 East Project Driveway & W. Cerritos Avenue Unsignalized Cypress / Los Alamitos 11 New Project Driveway / Calle Lee & Cerritos Avenue (Future) Signalized Cypress / Los Alamitos Study Intersection Performance
For future (2028) With-Project conditions, the study intersections are projected to operate at LOS D or better during both the AM and PM peak hour periods. Based on the General Plan for both the City of Cypress and City of Los Alamitos, the projected level-of-services at the study intersections are considered acceptable.

Summary and Conclusions
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CITY OF CYPRESS
Proposed Traffic Improvements
According to the City of Cypress traffic engineer, the following two turning movements currently have considerable traffic volumes and therefore improvements should be considered to alleviate any adverse effect associated with the proposed project traffic.
 Bloomfield Street and W. Cerritos Avenue (Intersection 1) – Westbound left-turn movement  Valley View Street and W. Cerritos Avenue (Intersection 5) – Eastbound right-turn movement The traffic improvements below, which are anticipated to improve the overall traffic operations at those two intersections, are recommended.
 Bloomfield Street and W. Cerritos Avenue (Intersection 1) – It is recommended to provide dual left-turn lanes in the westbound approach of this intersection. The resulting lane configuration for the westbound approach would be two left-turn lanes, one through lane, and one through-right shared lane.
 Valley View Street and W. Cerritos Avenue (Intersection 5) – It is recommended to modify the traffic signal to provide a right-turn overlap phase in the eastbound direction.

Queueing Analysis
KOA conducted a queueing analysis for the intersection on W. Cerritos Avenue at the new project driveway for the future 2028 With-Project scenario for both the AM and PM peak hours. The analysis was conducted to determine whether the eastbound left-turn lane on W. Cerritos Avenue would be adequate to accommodate the left-turn queue into the project site. Based on the queueing analysis, the estimated storage capacity for the eastbound left-turn would be greater than the projected 95th percentile queues for both the AM and PM peak hours.

KOA also conducted a queueing analysis to determine whether the vehicle queues related to pick-up and drop-off within the site would spill over onto the public right-of-way. The analysis concludes that the school’s on-site vehicle queueing/storage capacity of 58 vehicles will be adequate to accommodate the anticipated maximum vehicle queues during the peak drop-off and pick-up periods.

Proposed Operational Enhancement Measures
The school understands that it is fully responsible to prevent any school traffic queue onto W. Cerritos Avenue. To address any traffic operational effects, the school has developed a Traffic Management Program which is provided in Appendix J.

ASSESSMENT OF

ENVIRONMENTAL NOISE

SYCAMORE CREEK COMMUNITY CHARTER SCHOOL

CYPRESS, CA

CEQA NOISE REPORT
September 13, 2023
By
Veneklasen Associates, Inc.
1711 16th Street
Santa Monica, CA 90404
Contents

1.0 INTRODUCTION............................................................................................................................................ 1

1.1 Project Description ............................................................................................................................ 1

1.2 Characteristics of Noise...................................................................................................................... 3

1.3 Characteristics of Vibration................................................................................................................ 5

2.0 REGULATORY FRAMEWORK ......................................................................................................................... 6

2.1 Applicable State Noise Standards....................................................................................................... 6

2.2 City of Cypress General Plan............................................................................................................... 7

2.3 City of Cypress General Plan Noise Ordinance & Municipal Code ........................................................ 7

2.4 Project Requirements ........................................................................................................................ 8

3.0 ENVIRONMENTAL IMPACTS and significance ................................................................................................ 8

3.1 Significance Thresholds...................................................................................................................... 8

3.2 Analysis ............................................................................................................................................. 9

3.2.1 Traffic Methodology................................................................................................................ 9

3.2.2 Existing Ambient Monitored Noise Levels................................................................................ 9

3.2.3 Operational Noise ................................................................................................................. 10

3.3 CEQA Impact 1. Noise levels in excess of standards .......................................................................... 12

3.3.1 24-Hour Average Noise Levels............................................................................................... 13

3.3.2 Short-Term Noise Levels........................................................................................................ 13

3.3.3 Project Traffic ....................................................................................................................... 13

3.3.4 Operational Noise ................................................................................................................. 13

3.4 CEQA Impact 2. Vibration levels....................................................................................................... 13

3.5 CEQA Impact 3. Airport noise exposure............................................................................................ 14

4.0 Summary ................................................................................................................................................... 15 Sycamore Creek Community Charter School
September 13, 2023
1 ASSESSMENT OF ENVIRONMENTAL NOISE

1.0 INTRODUCTION
This report evaluates potential impacts associated with the operational noise of the redevelopment of the existing Sycamore Creek Community Charter School to the surrounding residential areas.

1.1 Project Description
The proposed project consists of a redevelopment into a new Sycamore Creek Community Charter School campus program for Tk-12. New facilities of approximately 13,000 square feet will be constructed to provide 18 new modular classroom units. Additional classrooms, administration space, and accessory spaces will be programmed within the existing buildings. The Tk-3
rd grade program will be in the nine (9) existing classrooms and will accommodate approximately 270 students. The 4th-12th grade programs will be in the eighteen (18) new single-story modular classrooms and this will accommodate approximately 440 students. The existing facilities will be improved with new accessible restrooms. All classrooms will be equipped with new heating and air conditioning systems, new flooring, and cabinets. The existing multi-purpose room will also be updated with climate controls and the existing commercial kitchen will be rehabilitated. The project site is bounded by W. Cerritos Avenue to the south, Miracle Land Korean Baptist Church to the east, and residential properties to the north and west. The new classroom buildings are shielded from W. Cerritos Avenue by the existing project buildings. The project site plan is shown in Figure 1.

Sycamore Creek Community Charter School
September 13, 2023
2 Figure 1 – Project Site Plan
Sycamore Creek Community Charter School
September 13, 2023
3 1.2 Characteristics of Noise
Noise is usually defined as unwanted sound and can be an undesirable by-product of society’s normal day-to-day activities. Sound becomes unwanted when it interferes with normal activities, causes actual physical harm, or has an adverse effect on health.

People judge the relative magnitude of sound sensation in subjective terms such as “noisiness” or “loudness.” However, the sound pressure magnitude can be objectively measured and quantified using a logarithmic ratio of pressures which yields the level of sound, utilizing the measurement scale of decibels (dB). The decibel is generally adjusted to the A-weighted level (dBA) which de-emphasizes very low frequencies to better approximate the human ear’s range of sensitivity. In practice, the noise level of a sound source is measured using a sound level meter that includes an electronic filter corresponding to the A-weighting curve. Table A.1 in Appendix A of this report defines the decibel along with other technical terms used in this analysis.

Even though the A-weighted scale accounts for the relative loudness perceived by the human ear and, therefore, is commonly used to quantify individual events or general community sound levels, the degree of annoyance or other response effects also depends on several other perceptibility factors, including:
• Ambient (background) sound level
• Magnitude of the event sound level relative to the background noise • Spectral (frequency) composition (e.g. presence of tones) • Duration of the sound event
• Number of event occurrences, repetitiveness, and intermittency • Time of day the event occurs.

In determining the daily level of environmental noise, it is important to account for the difference in human responses to daytime and nighttime noises. At night, exterior background noise levels are generally lower than daytime levels. However, most household noise also decreases at night, and exterior noise may become increasingly noticeable. Further, most people sleep at night and have greater sensitivity to noise intrusion. To account for human sensitivity to nighttime noise levels, a 24-hour descriptor, the Community Noise Equivalent Level (CNEL) has been developed. CNEL divides the 24-hour day into a daytime period of 7:00 a.m. to 7:00 p.m., an evening period from 7:00 p.m. to 10:00 p.m., and a nighttime period of 10:00 p.m. to 7:00 a.m. In determining the CNEL, noise levels occurring during the evening period are increase by 5 dB, while noise levels occurring during the nighttime period are increased by 10 dB to account for the greater sensitivity during the evening and nighttime periods.

The effects of noise on people fall into three general categories:
• Subjective effects of annoyance and nuisance
• Interference with activities such as speech, sleep and learning Sycamore Creek Community Charter School
September 13, 2023
4 • Physiological effects such as hearing loss
In most cases, the levels associated with environmental noise produce effects only in the first two categories.

However, workers in industrial plants may experience noise effects in the last category. There is no completely effective way to measure the subjective effects of noise or the corresponding reactions of annoyance, because of the wide variation in individual thresholds of annoyance and degrees to which people become acclimated to noise.

Thus, an important way of determining a person's subjective reaction to a new noise source is by comparison to the existing environment to which they are accustomed (the “ambient environment”). In general, the more the level of a noise event exceeds the prevailing ambient noise level, the less acceptable the noise source will be to those exposed to it.

With regard to increases in A-weighted noise levels, the following relationships are applicable to this analysis:
• Except in carefully controlled laboratory experiments, a 1 dB change cannot be perceived. • Outside of a laboratory, a 3 dBA change will be generally perceivable by most people. • A change in level of at least 5 dBA is considered a noticeable change by most people. • A 10 dBA change will result in the perception of doubling or halving the loudness of the noise.

Common noise levels associated with various activities are shown on Figure 2.

Figure 2 - Common Noise Levels
Sycamore Creek Community Charter School
September 13, 2023
5 Noise sources are either “point sources”, such as stationary equipment or individual motor vehicles, or “line sources”, such as a roadway with a large number of mobile point sources (motor vehicles). Sound generated by a stationary point source typically diminishes (attenuates) at a rate of 6 dBA for each doubling of distance from the source to the receptor at acoustically “hard” sites, and at a rate of 7.5 dBA at acoustically “soft” sites.1 For example, a 60 dBA noise level measured at 50 feet from a point source at an acoustically hard site would be 54 dBA at 100 feet from the source and it would be 48 dBA at 200 feet from the source. Sound generated by a line source typically attenuates at a rate of 3 dBA and 4.5 dBA per doubling of distance from the source to the receptor for hard and soft sites, respectively.2 Man-made or natural barriers can also attenuate sound levels. The minimum attenuation of exterior to interior noise provided by typical structures is provided in Table 1.

Table 1 - Outside to Inside Noise Attenuation (dBA)
Building Type
Open
Windows
Closed
Windows1
Residences
Schools
Churches
Hospitals/Convalescent Homes
Offices
Theaters
Hotels/Motels
17 17
20 17
17 20
17 25
25 30
25 25
30 25
Source: Transportation Research Board, National Research Council, Highway Noise: A Design Guide for Highway Engineers, National Cooperative Highway Research Program Report 117. 1 As shown, structures with closed windows can attenuate exterior noise by a minimum of 25 to 30 dBA.

1.3 Characteristics of Vibration
Vibration is minute variation in pressure through structures and the earth, whereas, noise is minute variation in pressure through air. Some vibration effects can be caused by noise; e.g., the rattling of windows from truck passbys. This phenomenon is related to the coupling of the acoustic energy at frequencies that are close to the resonant frequency of the material being vibrated. Ground-borne vibration attenuates rapidly as distance from the source of the vibration increases. Vibration amplitude can be measured as peak particle velocity (PPV), the maximum instantaneous peak amplitude in inches per second, or root-mean-square (RMS) velocity in inches per second or as vibration level in decibels (VdB) referenced to 1 micro-inch per second. The ratio between the PPV and the maximum RMS amplitude is termed the “crest factor.” According to the Federal Transit Administration (FTA), the PPV level for construction equipment is typically 1.7 to 6 times greater than the RMS vibration level. The FTA uses a crest factor of 4 for the conversion of PPV levels to RMS vibration levels. For the purposes of ground-borne vibration analysis of impacts to existing structures, vibration velocity is described in terms of PPV. For the analysis of the human response to vibration, VdB is utilized.
1 U.S. Department of Transportation, Federal Highway Administration, Highway Noise Fundamentals, (Springfield, Virginia:

U.S. Department of Transportation, Federal Highway Administration, September 1980), p. 97. A "hard" or reflective site does not provide any excess ground-effect attenuation and is characteristic of asphalt, concrete, and very hard packed soils. An acoustically "soft" or absorptive site is characteristic of normal earth and most ground with vegetation. 2 U.S. Department of Transportation, Federal Highway Administration, Highway Noise Fundamentals, (Springfield, Virginia:

U.S. Department of Transportation, Federal Highway Administration, September 1980), p. 97.

Sycamore Creek Community Charter School
September 13, 2023
6 The vibration velocity threshold of perception for humans is approximately 65 VdB, and a vibration velocity of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels for many people.

Most perceptible indoor vibration is caused by sources within buildings such as operation of mechanical equipment, movement of people, or the slamming of doors. Typical outdoor sources of perceptible ground-borne vibration are construction equipment, steel-wheeled trains, and traffic on rough roads. Common ground-induced vibrations related to roadway traffic and construction activities pose no threat to buildings or structures. If a roadway is smooth, the ground-borne vibration from traffic is barely perceptible. The range of interest is from approximately 50 VdB, which is typically the background vibration velocity, to 94 VdB. This 94 VdB vibration level corresponds to

0.2 PPV, which is the general threshold where minor damage can occur in non-engineered timber and masonry buildings.

2.0 REGULATORY FRAMEWORK
Many government agencies have established noise regulations and policies to protect citizens from potential hearing damage and various other adverse physiological and social effects associated with noise and ground-borne vibration.

The regulations and policies that are relevant to operation noise are discussed below.

2.1 Applicable State Noise Standards
The State of California has adopted noise compatibility guidelines for general land use planning. The types of land uses addressed by the State standards and the acceptable noise categories for each land use are included in the State of California General Plan Guidelines, which is published and updated by the Governor’s Office of Planning and Research. The level of acceptability of the noise environment is dependent upon the activity associated with the particular land use. According to the State, an exterior noise environment up to 65 CNEL is “normally acceptable” for single and multi-family residential uses, up to 75 CNEL is “conditionally acceptable” with special noise insulation requirements, while 75 CNEL and above is identified as "clearly unacceptable" noise levels for residential and hotel uses, respectively. The maximum allowable interior noise level for residential structures is 45 CNEL.

The California Environmental Quality Act (CEQA) Guidelines establishes guidelines for the evaluation of significant impacts of environmental noise attributable to a proposed project. The guidelines ask whether the project would result in:

1. 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?

2. Generation of excessive ground-borne vibration or ground-borne noise levels? Sycamore Creek Community Charter School
September 13, 2023
7 3. For a project located within 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, would the project expose people residing or working in the project area to excessive noise levels?

2.2 City of Cypress General Plan
The General Plan identifies noise and land use compatibility standards for various land uses. The City’s goal is to minimize the impact of noise on people through noise reduction and suppression techniques, and through appropriate land use policies. The Exterior Noise Compatibility Standards listed in Table 2 are used to determine the compatibility of land uses when evaluating proposed development projects.

Table 2 - Noise and Land Use Compatibility Matrix
The City of Cypress General Plan states that the maximum “normally acceptable” exterior noise levels are 60 CNEL for Residential uses and for Schools.

2.3 City of Cypress General Plan Noise Ordinance & Municipal Code The City’s Noise Ordinance establishes the indoor and outdoor noise standards, provided in Table 3.

Sycamore Creek Community Charter School
September 13, 2023
8 Table 3 - City Noise Ordinance Standards
Section 13-68 of the Noise Ordinance states that the exterior sound level limits for all residential properties in any given hour shall be as shown in Table 4 below. The neighbors are in Noise Zone 1.

Table 4 - Exterior Noise Standards
Noise Zone Noise Level Time Period
Noise Zone 1: RS-15000 or RS6000
55 dBA 7:00 a.m. – 10:00 p.m.
50 dBA 10:00 p.m. – 7:00 a.m.

Noise Zone 2: All residential
property not in Noise Zone 1
60 dBA 7:00 a.m. – 10:00 p.m.
55 dBA 10:00 p.m. – 7:00 a.m.

2.4 Project Requirements
The above requirements for the project are summarized in the following Table 5.

Table 5 - Project Requirements
Activity Standard
Exterior Noise at School 65 CNEL
Interior Noise in School’
Classrooms 45 CNEL
Operational Noise At residential property:
55 dBA from 7:00 a.m. to 9:00 p.m.

3.0 ENVIRONMENTAL IMPACTS AND SIGNIFICANCE

3.1 Significance Thresholds
The following significance thresholds are used in this report to evaluate the significance of the project noise impacts.

The other CEQA Guidelines will not apply to the project or this report:
• 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 City’s General Plan or Noise Ordinance. (CEQA Impact 1) Land Use Categories CNEL
Categories Uses Interior1 Exterior2
Residential Single Family Duplex,
Multiple Family 45 - 55 50 – 60
Institutional Hospital, Schools’
Classrooms 45 65
1 Indoor environment including: Bedrooms, living areas, bathrooms, toilets, closets, corridors. 2 Outdoor environments including: Private yard of single family, Multi-family private patio or balcony which is served by a means of exit from inside the dwelling, Balconies 6 feet deep or less are exempt,
School’s playground.

Sycamore Creek Community Charter School
September 13, 2023
9 3.2 Analysis

3.2.1 Traffic Methodology
Analysis of the existing and future noise environments presented in this section is based on technical reports, noise monitoring, and noise prediction modeling. Noise modeling procedures involved the calculation of existing and future vehicular noise levels along individual roadway segments. This was accomplished using the Federal Highway Administration Highway Noise Prediction Model (TNM Version 2.5). The California Department of Transportation (Caltrans) published the “Technical Noise Supplement (TeNS)” in October of 1998 which defines how to predict traffic noise for projectsin California. The TeNS, Section N-5520 requires that any traffic noise study conducted after March 30, 2000 utilize the calculation methods used by Federal Highway Administration (FHWA) TNM. This model calculates the average noise level at specific locations based on traffic volumes, average speeds, roadway geometry, and site conditions. The off-site traffic noise is analyzed on an increase in CNEL basis to determine the project’s impact.

Traffic volumes utilized as data inputs to the noise prediction model were calculated based on information provided in the traffic study by KOA Corporation.

3.2.2 Existing Ambient Monitored Noise Levels
The proposed project site is bounded by Cerritos Avenue to the south in the city of Cypress, California. The land uses surrounding the project are mainly single-family residential. Traffic from W. Cerritos Avenue is the primary source of noise in the general area of the site.

To establish existing ambient noise levels in areas surrounding the project site, a field monitoring study was conducted. Measurements were performed in and around the project site for documenting the ambient conditions. Bruel & Kjaer Model 2250 Sound Level Meters, which satisfy the American National Standards Institute (ANSI) for general environmental noise measurement instrumentation, were used for this purpose. Vehicular traffic is the predominant noise source around the project site. Measurements were performed at several locations as shown in Figure 3. The measurements occurred at these locations on August 15, 2023. Noise readings were measured over 1-second intervals with “A” frequency fast time weighting. The weather conditions were normal, and no anomalies were present during the survey periods.

Table 6 provides the noise level data associated with each monitoring period for each location. As shown, noise levels are around 46 dBA on the project site. This is approximately 50 CNEL.

Sycamore Creek Community Charter School
September 13, 2023
10 Figure 3 – Sycamore Creek CCS Project Site and Noise Monitoring Locations Table 6 - Existing Ambient Monitored Noise Levels
Position Primary Noise Source Time Noise Level
(dBA Leq)
S1 Neighborhood 8:28am – 8:44am 46
S2 Neighborhood 8:46am – 9:01am 47
S3 Neighborhood 9:07am – 9:23am 46
S4 Neighbor/Road 9:25am – 9:48am 46

3.2.3 Operational Noise
Major expected sources of operational noise include outdoors mechanical equipment, children playground areas and drop-off/pick-up of students. Mechanical equipment has been selected for buildings 1, 2 and 3. Veneklasen used sound power levels of outdoors mechanical equipment, shared on August 15, 2023, to estimate the operational noise.

The project will have playground areas expected to be spread out through the project site. A typical kids playing event and drop-off/pick-up event was defined using the assumptions shown in Table 7. This data is generalized from Sycamore Creek Community Charter School
September 13, 2023
11 past measurements of school activities. With these assumptions, the hourly noise level will depend on the number of events per hour. It is estimated that all school activities will occur during daytime. This analysis uses 50-70 kids playing per area and a total of 220 drop-off students per pick-up area. Therefore, this represents a worse than typical case and is a conservative calculation.

The calculations and the noise propagation to neighboring properties were performed using Predictor-LimA noise mapping software by Softnoise. Figure 3 shows the model superimposed over an aerial photo of the site. The grey shapes show buildings. The outdoor equipment are the red stars; the kids playing events and drop-off/pick-up events are the red boxes distributed along the expected location of the playground areas and the drop-off locations as per site plan. The source data is shown in Table 7.

Table 7 - Sound Source Parameters used for Calculations Events Elevation (ft) Sound Power
Level (dBA)
Number of
units/areas
Rooftop Mechanical
Daiken
DRH0723D000034C 14 90 1
Daiken
DRH0723D000001S 14 90 1
Outdoor Mechanical
Daiken
RXYQ96AATJA 14 73 2
Daiken
RZQ18TBVJUA 14 72 1
Daiken
RXTQ60TBVJUA 3 70 4
Daiken
RZQ18TBVJUA 3 73 1
Daiken
RXTQ36TBVJUA 3 73 4
School Activities
Drop-off/Pick-up 3 96 2 x 3 (70 kids)
Kids Playing 3 97 5 (50-70 kids)
The project drawings indicate a perimeter screen wall, which is shown in the drawings. Veneklasen assumed 6-foothigh concrete wall, as shown in Figure 4. The results of the model calculations are shown in Table 8, along with the city criterion.

Sycamore Creek Community Charter School
September 13, 2023
12 Table 8 - Noise Model Results, hourly sound level (dBA Leq) Location City criterion
Mechanical
Equipment
Drop-off/Pickup noisePlayground
noise
R1
55 39 55 52
R2 27 39 45
R3 29 44 55
Figure 4 –Noise Model

3.3 CEQA Impact 1. Noise levels in excess of standards
Would the project result in exposure of persons to or generation of noise levels in excess of standards established in the local General Plan or Noise Ordinance or applicable standards of other agencies? Sycamore Creek Community Charter School
September 13, 2023
13 3.3.1 24-Hour Average Noise Levels
Based on the measurements and computer model, existing buildings nearer to W. Cerritos Avenue may experience exterior noise levels greater than 60 CNEL but for the set back new buildings the exterior noise levels will be less than 50 CNEL. From Table 3, interior noise levels may not exceed CNEL 45. This limit will not be exceeded in the new buildings and in existing buildings is not expected to be challenged when utilizing the typical reductions presented in Table 1. New outdoor areas are less than 60 CNEL.

3.3.2 Short-Term Noise Levels
The operational noise is right at the city ordinance limit of 55 dBA at receptors due to normal source levels of Dropoff/Pick-up noise or Playground noise with current 6 ft barrier wall.

3.3.3 Project Traffic
A traffic study was completed by KOA Corporation. Based on the minimal expected changes in traffic volume, the future noise level at locations are expected to increase by less than 3 dB, and therefore the impact due to project traffic is anticipated to be less than significant.

3.3.4 Operational Noise
The calculated hourly noise level was added to the existing ambient noise level (see Table 6) as applicable to its noise source type and the resultant CNEL was calculated. The calculated increase in CNEL to surrounding areas was less than the threshold of significance of 3 dB compared to the measured/calculated level of 50 CNEL and therefore less than significant.

This impact is less than significant.

3.4 CEQA Impact 2. Vibration levels
Would the project expose persons to or generation of excessive ground-borne vibration or ground-borne noise levels?
Given the project type, ground-borne vibration or ground-borne noise levels are not expected to be generated.

Sycamore Creek Community Charter School
September 13, 2023
14 3.5 CEQA Impact 3. Airport noise exposure
For a project 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, would the project expose people residing or working in the project area to excessive noise levels? The project is within two miles of a Joint Forces Training Base Los Alamitos. Noise contours provided by Orange County Airport Land Use Commission indicates that project site will be outside from the noise contours generated by the base. Therefore, there is no noise impact.

Figure 5 –Joint Forces Training Base Los Alamitos Noise Contours Project Site
Sycamore Creek Community Charter School
September 13, 2023
15 4.0 SUMMARY
CEQA Noise Impact Question No Impact Less Than
Significant
Less Than
Significant
with
Mitigation
Potentially
Significant
1 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?
X
2 Generation of excessive ground-borne vibration
or ground-borne noise levels? X
3 For a project 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,
would the project expose people residing or
working in the project area to excessive noise
levels?
X
We trust this meets the project’s needs. If you have any questions, please do not hesitate to call.

Sincerely,
Veneklasen Associates, Inc.

David Varela Cathleen Novak
Associate Associate
Sycamore Creek Community Charter School
September 13, 2023
16 APPENDIX A
Table A.1 – Definitions of Noise-Related Terms
Term Definition
Decibel, dB A unit describing the amplitude of sound equivalent to 20 times the logarithm, to the base 10, of the ratio of the pressure of the sound to the reference pressure of 20 Pa.

Frequency, Hz The number of complete pressure fluctuations per second above and below atmospheric pressure.

A-Weighted Sound
Level, dBA
The sound pressure level in decibels as measured in an A-weighting filter network. The A-weighting de-emphasizes the very low frequency components of the sound in a manner similar to the frequency response of the human ear and correlates well with subjective reactions to noise. All sound levels in this report are in the A-weighted scale.

L0 (Lmax ), L2, L8, L25,
L50
The A-weighted noise levels that are exceeded 0 percent (maximum noise level), 2 percent, 8 percent, 25 percent, and 50 percent of the time during the measurement period.

Equivalent Noise
Level, Leq
The average A-weighted noise level during the stated measurement period.

Community Noise
Equivalent Level,
CNEL
The average A-weighted noise level during a 24-hour day, obtained after addition of 5 decibels in the evening from 7:00 P.M. to 10:00 P.M., and after addition of 10 decibels to noise levels in the night between 10:00 P.M. and 7:00 A.M.

Day-Night Noise
Level, DNL, Ldn
The average A-weighted noise level during a 24-hour day, obtained after addition of 10 decibels to levels measured in the night between 10:00 P.M. and 7:00 A.M.

Ambient Noise Level The composite of noise from all sources near and far. The normal or existing level of environmental noise at a given location.

Impulsive Noise Sound of short duration. Typically associated with an abrupt onset and rapid decay (i.e., gun-shots, etc.).

Pure Tones A sound wave, residing over a small range of frequencies, which has a sinusoidal behavior over time.

VdB Unit of measurement used by FHWA to describe ground-borne vibration. Equivalent to 20 times the logarithm, to the base 10, of the ratio of the root mean square groundborne velocity to the reference of reference of 1x10-6 in/sec.

PROJECT SITE
4321 Cerritos Avenue

CERRITOS AVENUE

VICINITY MAP
Conditional Use Permit No. 2024-02;
Amendment to Conditional Use Permit No. 86-1;
and Tentative Parcel Map 2023-134

DENNI STREET

48"X36" 48"X36" 48"X36" 48"X36"
36"X84" 36"X84" 96"X54" 96"X54"

CLASSROOM
501
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
502
22'4 3/4" x 29'2"
653.21 S.F.
48"X36" 48"X36"
96"X54" 36"X84" 36"X84" 96"X54"

CLASSROOM
500
22'4 3/4" x 38'8 3/4"
867.37 S.F.

SCHEMATIC FLOOR PLAN -BUILDING 5
Scale: 1/8" = 1'-0" 1
3 2
5 4
7 7

PLAN NORTH
14 23'-8"
60'-0" 6" 23'-8"
40'-0"
60'-0" 6" 23'-8"
1 5
BUILDING 5 - EAST ELEVATION
Scale: 1/8" = 1'-0" 2
11'-0"
14'-6" MAX.
7 5
1 1
7 11'-0"
14'-6" MAX.

BUILDING 5 - SOUTH ELEVATION
Scale: 1/8" = 1'-0" 3
5 3 2
1 2
1 11'-0"
14'-6" MAX.
7 BUILDING 7 5 - WEST ELEVATION
Scale: 1/8" = 1'-0" 4
1 5
BUILDING 5 - NORTH ELEVATION
Scale: 1/8" = 1'-0" 5
2 3 1 11'-0"
14'-6" MAX.
5 7
BEYOND
MAT'L: T-111 SIDING
PAINT: GR-W10 CALCIUM
MFG: BEHR
MAT'L: T-111 SIDING
PAINT: M390-3 GALWAY
MFG: BEHR
MAT'L: T-111 SIDING
PAINT: M390-5 SAGE GARDEN
MFG: BEHR
MAT'L: T-111 SIDING
PAINT: M390-6 BELFAST
MFG: BEHR
ELEVATION MATERIAL LEGEND: BUILDING 5
SHEET NO.

DRAWN BY

DATE REVIEWED BY
AA300
3/30/2019
SHEET TITLE BLDG 5 & 6

PROPOSED FLOOR
PLAN + ELEVATIONS

SYCAMORE CREEK CCS

STRUCTURAL CONSULTANT

ARCHITECT
TBD
4321 CERRITOS AVE. CYPRESS, CA 90630
NO. DATE ISSUE NOTE
REV. DATE DESCRIPTION

PROJECT MANAGER ANK
PROJECT ID 148
TBD
TBD
TBDKELTNERCO ARCHITECTS, INC. All designs, drawings & representations thereof are considered the Architect's instruments of service, which the Client is licensed to use one (1) time for the purposes of this Project and only until such time the Project is completed. No reproductions shall be made without the architectexpress consent.

REDHOOK CAPITAL PARTNERS
2120 E. GRAND AVE., SUITE 135
EL SEGUNDO, CA 90245
C/O: DAVID HYUN3737 AGUILAR ST. LOS ANGELES, CA 90065
(213) 309-0121
OWNER

PROJECT

MEP CONSULTANT
VCA ENGINEERS INC. VIRGIL C. AOANON, P.E., S.E., QSD
1041 S GARFIELD AVE. ALHAMBRA, CA 91801
323-729-6098
STAMP
A 2/21/23 DRAFT PROGRESS SET
B 2/24/23

PRELIMINARY PROJECT
REVIEW
C 5/23/23

PRELIMINARY PROJECT

REVIEW BACKCHECK
48"X36" 48"X36" 48"X36" 48"X36"
96"X54" 36"X84" 36"X84" 96"X54"

CLASSROOM
402
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
403
22'4 3/4" x 28'4"
634.55 S.F.

SCHEMATIC FLOOR PLAN-BLDG 6
Scale: 1/8" = 1'-0" 6
23'-8"
60'-0"
15'-1 1/2" 8'-0"
1'-3 3/4"
3'-1 1/2" 4'-10 1/2" 3'-1 1/2"
1'-3 5/8"
8'-0" 15'-1 5/8"
11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8"
8 7
10 9
14 PLAN NORTH

CLASSROOM
600
22'4 3/4" X 29'2"
653.21 S.F.

CLASSROOM
601
22'4 3/4" X 29'2"
653.21 S.F.
7 7
2 5
1 BUILDING 6- SOUTH ELEVATION
Scale: 1/8" = 1'-0" 7
11'-0"
14'-6" MAX.

BUILDING 6 - WEST ELEVATION
Scale: 1/8" = 1'-0" 8
11'-0"
14'-6" MAX.
3 7 11'-0" 14'-6" MAX.

BUILDING 6 - NORTH ELEVATION
Scale: 1/8" = 1'-0" 9
2 1 3
7 7
BUILDING 6 - EAST EELVATION
Scale: 1/8" = 1'-0" 10
2 1 3 11'-0"
14'-6" MAX.
5 7
Notes

1. 2.

N/A
PAINTED T-111
SIDING.

PLAN & ELEVATION NOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

11. 12.

13. 14.

STATE APPROVED MODULAR CLASSROOM
BUILDING. PAINTED T-111 SIDING. TRIM BOARDS

CONCRETE FOUNDATION
AWNING OVER ALL ENTRANCES, MIN. 4'-0"
PROJECTION. CAST IN PLACE CONCRETE PATIO & STAIRS. GUADRAILS NEEDED WHEN HEIGHT EXCEEDS 30" ABOVE ADJACENT GRADE. ELECTRIC HEAT PUMP. WALL MOUNTED ON EXTERIOR OF BLDG. TO PROVIDE AIR
CONDITIONING, HEAT AND VENTILATION. ADA COMPLIANT RAMP
STAIRS
PLANTER FOR TREE. RISERS FOR PERFORMANCE
CONCRETE PATIO, SLOPE 2% TO DRAINS. N/A
ADJOINING CLASSROOM DOORS.
48"X36" 48"X36" 48"X36" 48"X36"
96"X54" 36"X84" 36"X84" 96"X54"
48"X36" 48"X36" 48"X36" 48"X36"
96"X54" 36"X84" 36"X84" 96"X54"

CLASSROOM
700
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
701
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
702
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
703
22'4 3/4" x 29'2"
653.21 S.F.

SCHEMATIC FLOOR PLAN - BUILDING 7
Scale: 1/8" = 1'-0" 1
3 2
5 4
60'-0" 6" 60'-0"
120'-6"
23'-8"
14 14

PLAN NORTH
11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8" 11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8" 7 7
7 7
2 5
1 2
5 1
BUILDING 7 - SOUTH ELEVATION
Scale: 1/8" = 1'-0" 2
7 7 11'-0"
14'-6" MAX
BUILDING 7 -WEST ELEVATION
Scale: 1/8" = 1'-0" 3
11'-0"
14'-6" MAX
7 7
2 1
BUILDING 7 - NORTH ELEVATION
Scale: 1/8" = 1'-0" 4
2 1
7 7 11'-0"
14'-6" MAX
BUILDING 7 - EAST ELEVATION
Scale: 1/8" = 1'-0" 5
11'-0"
14'-6" MAX
7 7
MAT'L: T-111 SIDING
PAINT: GR-W10 CALCIUM
MFG: BEHR
MAT'L: T-111 SIDING
PAINT: HC-144 PALLADIAN BLUE
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: HC-149 BUXTON BLUE
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: HC-151 BUCKLAND BLUE
MFG: BENJAMIN MOORE
ELEVATION MATERIAL LEGEND: BUILDING 7
SHEET NO.

DRAWN BY

DATE REVIEWED BY
AA301
3/30/2019
SHEET TITLE BLDG 7 PROPOSED
FLOOR PLAN +

ELEVATIONS

SYCAMORE CREEK CCS

STRUCTURAL CONSULTANT

ARCHITECT
TBD
4321 CERRITOS AVE. CYPRESS, CA 90630
NO. DATE ISSUE NOTE
REV. DATE DESCRIPTION

REDHOOK CAPITAL PARTNERS
2120 E. GRAND AVE., SUITE 135
EL SEGUNDO, CA 90245
C/O: DAVID HYUN3737 AGUILAR ST. LOS ANGELES, CA 90065
(213) 309-0121
OWNER

PROJECT

MEP CONSULTANT
VCA ENGINEERS INC. VIRGIL C. AOANON, P.E., S.E., QSD
1041 S GARFIELD AVE. ALHAMBRA, CA 91801
323-729-6098
STAMP
A 2/21/23 DRAFT PROGRESS SET
B 2/24/23

PRELIMINARY PROJECT
REVIEW
C 5/23/23

PRELIMINARY PROJECT

REVIEW BACKCHECK

PLAN & ELEVATION NOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

11. 12.

13. 14.

STATE APPROVED MODULAR CLASSROOM
BUILDING. PAINTED T-111 SIDING. TRIM BOARDS

MAT'L: T-111 SIDING
PAINT: BM OC 1465 - LINEN. WHITE
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 295 - CANDLELIT DINNER
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 297- GOLDEN HONEY
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 299 - FIREFLY
MFG: BENJAMIN MOORE
ELEVATION MATERIAL LEGEND: BUILDING 8
MAT'L: T-111 SIDING
PAINT: BM OC 145 - ATRIUM WHITE
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 64 - NAUTILUS SHELL
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 67 - DEL RAY PEACH
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 69- GOLDEN CHERRY
MFG: BENJAMIN MOORE
ELEVATION MATERIAL LEGEND: BUILDING 9
48"X36" 48"X36" 48"X36" 48"X36"
36"X84" 36"X84" 96"X54" 96"X54"

CLASSROOM
402
22'4 3/4" x 29'2"
653.21 S.F. CLASSROOM 403 22'4 3/4" x 28'4" 634.55 S.F.

SCHEMATIC FLOOR PLAN-BLDG 9
Scale: 1/8" = 1'-0" 6
23'-8"
60'-0"
15'-1 1/2" 8'-0"
1'-3 3/4"
3'-1 1/2" 4'-10 1/2" 3'-1 1/2"
1'-3 5/8"
8'-0" 15'-1 5/8"
11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8"
8 7
9 10
14 PLAN NORTH

CLASSROOM
900
22'4 3/4" X 29'2"
653.21 S.F.

CLASSROOM
901
22'4 3/4" X 29'2"
653.21 S.F.
7 7
2 5
1 BUILDING 9- WEST ELEVATION
Scale: 1/8" = 1'-0" 7
11'-0"
14'-6" MAX.
7 7
BUILDING 9 -NORTH ELEVATION
Scale: 1/8" = 1'-0" 8
11'-0"
14'-6" MAX.
3 7 11'-0" 14'-6" MAX.

BUILDING 9 - EAST ELEVATION
Scale: 1/8" = 1'-0" 10
2 1 3
7 7
BUILDING 9 - SOUTH EELVATION
Scale: 1/8" = 1'-0" 9
2 1 3 11'-0"
14'-6" MAX.
5 7
48"X36" 48"X36" 48"X36" 48"X36"
96"X54" 36"X84" 36"X84" 96"X54"

CLASSROOM
402
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
403
22'4 3/4" x 28'4"
634.55 S.F.

SCHEMATIC FLOOR PLAN-BLDG 8
Scale: 1/8" = 1'-0" 1 23'-8"
60'-0"
15'-1 1/2" 8'-0"
1'-3 3/4"
3'-1 1/2" 4'-10 1/2" 3'-1 1/2"
1'-3 5/8"
8'-0" 15'-1 5/8"
11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8"
3 2
4 5
10 14

PLAN NORTH

CLASSROOM
800
22'4 3/4" X 29'2"
653.21 S.F.

CLASSROOM
801
22'4 3/4" X 29'2"
653.21 S.F.
7 7
2 5
1 BUILDING 8- SOUTH ELEVATION
Scale: 1/8" = 1'-0" 2
7 11'-0"
14'-6" MAX.
7 BUILDING 8 - WEST ELEVATION
Scale: 1/8" = 1'-0" 3
11'-0"
14'-6" MAX.
3 7
4 11'-0" 14'-6" MAX.

BUILDING 8 - NORTH ELEVATION
Scale: 1/8" = 1'-0" 5
2 1 3
7 7
BUILDING 8 - EAST EELVATION
Scale: 1/8" = 1'-0" 4
2 1 3 11'-0"
14'-6" MAX.
5 7
SHEET NO.

DRAWN BY

DATE REVIEWED BY
AA302
3/30/2019
SHEET TITLE BLDG 8 & 9

PROPOSED FLOOR
PLAN + ELEVATIONS

SYCAMORE CREEK CCS

STRUCTURAL CONSULTANT

ARCHITECT
TBD
4321 CERRITOS AVE. CYPRESS, CA 90630
NO. DATE ISSUE NOTE
REV. DATE DESCRIPTION

REDHOOK CAPITAL PARTNERS
2120 E. GRAND AVE., SUITE 135
EL SEGUNDO, CA 90245
C/O: DAVID HYUN3737 AGUILAR ST. LOS ANGELES, CA 90065
(213) 309-0121
OWNER

PROJECT

MEP CONSULTANT
VCA ENGINEERS INC. VIRGIL C. AOANON, P.E., S.E., QSD
1041 S GARFIELD AVE. ALHAMBRA, CA 91801
323-729-6098
STAMP
A 2/21/23 DRAFT PROGRESS SET
B 2/24/23

PRELIMINARY PROJECT
REVIEW
C 5/23/23

PRELIMINARY PROJECT

REVIEW BACKCHECK

PLAN & ELEVATION NOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

11. 12.

13. 14.

STATE APPROVED MODULAR CLASSROOM
BUILDING. PAINTED T-111 SIDING. TRIM BOARDS

MAT'L: T-111 SIDING
PAINT: BM OC-67 - ICE MIST
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM AF 540 - CONSTELLATION
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM CSP 615 - DAYDREAM
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 174 - I'VE GOT THE BLUES
MFG: BENJAMIN MOORE
ELEVATION MATERIAL LEGEND: BUILDING 10
MAT'L: T-111 SIDING
PAINT: BM 680 - OPAL ESSENCE
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 682 - WARM SPRINGS
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 684 - SHENENDOAH
MFG: BENJAMIN MOORE
MAT'L: T-111 SIDING
PAINT: BM 685 - VERDIGIS
MFG: BENJAMIN MOORE
ELEVATION MATERIAL LEGEND: BUILDING 11
48"X36" 48"X36" 48"X36" 48"X36"
36"X84" 36"X84" 96"X54" 96"X54"

CLASSROOM
402
22'4 3/4" x 29'2"
653.21 S.F. CLASSROOM 403 22'4 3/4" x 28'4" 634.55 S.F.

SCHEMATIC FLOOR PLAN-BLDG 10
Scale: 1/8" = 1'-0" 1
23'-8"
60'-0"
15'-1 1/2" 8'-0"
1'-3 3/4"
3'-1 1/2" 4'-10 1/2" 3'-1 1/2"
1'-3 5/8"
8'-0" 15'-1 5/8"
11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8"
3 2
4 5 10
14 PLAN NORTH

CLASSROOM
1000
22'4 3/4" X 29'2"
653.21 S.F.

CLASSROOM
1001
22'4 3/4" X 29'2"
653.21 S.F.
7 7
2 5
1 BUILDING 10- WEST ELEVATION
Scale: 1/8" = 1'-0" 2
11'-0"
14'-6" MAX.
7 BUILDING 10 - NORTH ELEVATION
Scale: 1/8" = 1'-0" 3
11'-0"
14'-6" MAX.
3 7
4 11'-0" 14'-6" MAX.

BUILDING 10 - EAST ELEVATION
Scale: 1/8" = 1'-0" 5
2 1 3
7 7
BUILDING 10 - SOUTH EELVATION
Scale: 1/8" = 1'-0" 4
2 1 3 11'-0"
14'-6" MAX.
5 7
48"X36" 48"X36" 48"X36" 48"X36"
96"X54" 36"X84" 36"X84" 96"X54"

CLASSROOM
402
22'4 3/4" x 29'2"
653.21 S.F.

CLASSROOM
403
22'4 3/4" x 28'4"
634.55 S.F.

SCHEMATIC FLOOR PLAN-BLDG 11
Scale: 1/8" = 1'-0" 6 23'-8"
60'-0"
15'-1 5/8" 8'-0"
1'-3 5/8"
3'-1 1/2" 4'-10 1/2" 3'-1 1/2"
1'-3 3/4"
8'-0" 15'-1 1/2"
11'-4 7/8" 8'-5 1/2" 20'-3 3/8" 8'-5 1/2" 11'-4 7/8"
8 7
9 10
14 PLAN NORTH

CLASSROOM
1100
22'4 3/4" X 29'2"
653.21 S.F.

CLASSROOM
1101
22'4 3/4" X 29'2"
653.21 S.F.
7 7
2 5
1 BUILDING 11- NORTH ELEVATION
Scale: 1/8" = 1'-0" 7
7 11'-0"
14'-6" MAX.

BUILDING 11 - EAST ELEVATION
Scale: 1/8" = 1'-0" 8
11'-0"
14'-6" MAX.
3 7
4 11'-0" 14'-6" MAX.

BUILDING 11 - SOUTH ELEVATION
Scale: 1/8" = 1'-0" 11
2 1 3
7 7
BUILDING 11 - WEST EELVATION
Scale: 1/8" = 1'-0" 9
2 1 3 11'-0"
14'-6" MAX.
5 7

PLAN & ELEVATION NOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

11. 12.

13. 14.

STATE APPROVED MODULAR CLASSROOM
BUILDING. PAINTED T-111 SIDING. TRIM BOARDS

SHEET NO.

DRAWN BY

DATE REVIEWED BY
AA303
3/30/2019
SHEET TITLEBLDG 10 & 11

PROPOSED FLOOR
PLAN + ELEVATIONS

SYCAMORE CREEK CCS

STRUCTURAL CONSULTANT

ARCHITECT
TBD
4321 CERRITOS AVE. CYPRESS, CA 90630
NO. DATE ISSUE NOTE
REV. DATE DESCRIPTION

REDHOOK CAPITAL PARTNERS
2120 E. GRAND AVE., SUITE 135
EL SEGUNDO, CA 90245
C/O: DAVID HYUN3737 AGUILAR ST. LOS ANGELES, CA 90065
(213) 309-0121
OWNER

PROJECT

MEP CONSULTANT
VCA ENGINEERS INC. VIRGIL C. AOANON, P.E., S.E., QSD
1041 S GARFIELD AVE. ALHAMBRA, CA 91801
323-729-6098
STAMP
A 2/21/23 DRAFT PROGRESS SET
B 2/24/23

PRELIMINARY PROJECT
REVIEW
C 5/23/23

PRELIMINARY PROJECT

REVIEW BACKCHECK
870.10 1770.77 (M)
N88° 45' 37"W 264.00 (M/R)
N01° 15' 01"E 610.05 (M/R)
S88° 45' 37"E 462.00 (M/R) 264.00 198.00
S01° 15' 01"W 170.60 (M/R)
S88° 45' 37"E 198.00 (M/R)
S01° 15' 01"W 610.03 (M/R)
298.00 (M/R)
439.43 X BHL X BHL X BHL X BHL X BHL X BHL
N01° 15' 01"E

50.00 120.93 (M)
170.60 (M/R)
ACCESS
ACCESS
(100' WIDE, PUBLIC) 5 PARCEL ONE 242-041-38 HOLY CROSS LUTHERAN CHURCH OF LOS ALAMITOS 4321 CERRITOS AVE PARCEL ONE 242-031-03 HOLY CROSS LUTHERAN CHURCH OF LOS ALAMITOS 4321 CERRITOS AVE NOT A PART 242-041-39 CHURCH MIRACLE LAND KOREAN BAPTIST 4371 CERRITOS AVE NOT A PART 242-041-36 NOT A PART 242-041-16 NOT A PART 242-041-17

NOT A PART

NOT A PART
242-324-06
242-324-05

NOT A PART

NOT A PART
242-324-08
242-324-07

NOT A PART

NOT A PART
242-324-10
242-324-09

NOT A PART

NOT A PART
242-324-12
242-324-11
242-126-01 NOT A PART 242-041-18 NOT A PART 242-041-19 NOT A PART 242-041-20 NOT A PART 242-041-21 NOT A PART 242-324-04 NOT A PART 242-031-66 NOT A PART 242-031-67 NOT A PART 242-031-68 NOT A PART 242-031-69 NOT A PART 242-031-70 NOT A PART 242-031-71 NOT A PART 242-031-72 NOT A PART 242-031-73 NOT A PART 242-031-74 NOT A PART 242-031-75 BUILDING ONE BUILDING TWO BUILDINGTHREE BUILDINGFOUR BUILDING FIVE BUILDING SIX S 88° 45' 37" E 198.00 (M/R) S 88° 45' 37" E 462.00 (M/R) N 01° 15' 01" E 610.05 (M/R)
S 01° 15' 01" W 610.03 (M/R)
N 88° 45' 37" W 2640.87 (M/R)
W. CERRITOS AVENUE 4 3 3 5 6 6 9 SYCAMORE CREEK COMMUNITY CHARTER SCHOOL IN THE CITY OF CYPRESS, ORANGE COUNTY, STATE OF CALIFORNIA TENTATIVE PARCEL MAP NO. 2023-134 NOT TO SCALE SITEVICINITY MAP W. CERRITOS AVE. BALL ROAD BLOOMFIELD AVE.

DENNI STREET
MOODY STREET MARION AVE. BALL ROADMYRA AVE. MARION AVE. MYRA AVE.

HUMBOLT ST.

BLOOMFIELD AVE.

DENNI STREET LEGEND: SHEET NO. DESCRIPTION SHEET INDEX - TENTATIVE PARCEL MAP VIRGILIO C. AOANAN, RCE36079 1041 S Garfield Ave , Suite #210 Alhambra CA 91801 Tel. 323.729.6098 Fax. 323.729.6043 S T R U C T U R A L V C A E N G I N E E R S I N C Quality Service Commitment C I V I L DATE MBE DBE SBE TENTATIVE PARCEL MAP TRACT NO. 2023-134 DATE TRENT J. KEENAN, L.S. 8396 LAND SURVEYOR CIVIL ENGINEER 4321 W. CERRITOS AVENUE PROJECT ADDRESS CYPRESS, CA 90630 2 APN: 242-031-03, 242-041-38 TOPOGRAPHIC SURVEY FOR REFERENCE BUILDING AREA LAND AREA (AFFECTS ALL PARCELS, BLANKET IN NATURE) (AFFECTS ALL PARCELS, BLANKET IN NATURE) (AFFECTS PARCELS, PLOTTED HEREON) EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY, A CORPORATION PURPOSE: POLE LINES AND CONDUITS RECORDING NO: IN BOOK 8736, PAGE 220 OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND AS MORE PARTICULARLY DESCRIBED IN SAID DOCUMENT. (DOES NOT AFFECT SUBJECT PARCEL(S), PLOTTED HEREON) 1234 569 (AFFECTS PARCEL 1, PLOTTED HEREON) (AFFECTS PARCELS, PLOTTED HEREON) MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: EASEMENT GENERAL DATED: APRIL 24, 1990 EXECUTED BY: HOLY CROSS LUTHERAN CHURCH OF LOS ALAMITOS AND LONG BEACH KOREAN BAPTIST CHURCH, A CALIFORNIA CORPORATION RECORDING DATE: JUNE 08, 1990 RECORDING NO: AS INSTRUMENT NO. 1990-305695 OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. (AFFECTS PARCELS, PLOTTED HEREON) EASEMENTS INFORMATION: SURVEYOR'S CERTIFICATE: 1 EXISTING CONDITIONS - TOPOGRAPHIC SURVEY

SYCAMORE CREEK COMMUNITY CHARTER SCHOOL

IN THE CITY OF CYPRESS, ORANGE COUNTY, STATE OF CALIFORNIA TENTATIVE PARCEL MAP NO. 2023-134 DENNI STREET

BLOOMFIELD STREET
CL
CL
VIRGILIO C. AOANAN, RCE36079
1041 S Garfield Ave , Suite #210
Alhambra CA 91801
Tel. 323.729.6098 Fax. 323.729.6043

S T R U C T U R A L V C A E N G I N E E R S I N C
Quality Service Commitment C I V I L
DATE

MBE DBE SBE

TENTATIVE PARCEL MAP
TRACT NO. 2023-134
DATE
TRENT J. KEENAN, L.S. 8396

LAND SURVEYOR

CIVIL ENGINEER
4321 W. CERRITOS AVENUE
PROJECT ADDRESS CYPRESS, CA 90630
2 APN: 242-031-03, 242-041-38
ZONING

ZONING INFORMATION

NOT TO SCALE
SITE

VICINITY MAP
W. CERRITOS AVE.

BALL ROAD BLOOMFIELD AVE. DENNI STREET MOODY STREET
MARION AVE.

BALL ROAD
MYRA AVE.

MARION AVE.

MYRA AVE. HUMBOLT ST. BLOOMFIELD AVE. DENNI STREET
PROPOSED IMPROVEMENTS: LEGEND: TITLE DESCRIPTION

FLOOD INFORMATION
2 PROTECTED-IN-PLACE NOTES:

From: H2
To: Cypress Administration; City Clerk
Subject: Support for Sycamore Creek Charter School"s New Location @ Holy Cross Lutheran Church Date: Monday, June 17, 2024 3:55:42 PM
Dear Cypress City Council Members,
I am writing to express my support for Sycamore Creek Community Charter School's proposal to build a new location adjacent to Holy Cross Lutheran Church. As a Cypress resident since 1998, I have witnessed the growth and development of our community over the years, and I believe that Sycamore Creek Community Charter School would be a valuable addition. The church's property is an ideal location for the school, providing ample space and a safe environment for students to learn and grow. Moreover, the values and educational philosophy of Sycamore Creek align well with the community-centric spirit of Cypress.

I also want to highlight that Holy Cross Lutheran Church previously operated an elementary school on its premises, and I am accustomed to the presence of a school in this area. The traffic generated by the former school was never a concern for the neighborhood, and I do not anticipate any issues with traffic congestion from the new charter school. The church's location is well-suited to handle the flow of students and parents, and I am confident that the community will benefit from the educational opportunities and positive impact Sycamore Creek Community Charter School will bring.

I urge you to approve their proposal and support this worthwhile initiative for the future of our children and our community.

Sincerely,
Howard Hom
Cypress Resident since 1998
From: City Clerk
To: Alicia Velasco
Subject: FW: Sycamore Creek Charter school, 4321 cerritos Ave - letter of support Date: Tuesday, June 18, 2024 5:29:27 PM
From: Lisa <[email protected]>
Sent: Monday, June 17, 2024 4:42 PM
To: [email protected]; City Clerk <[email protected]> Subject: Sycamore Creek Charter school, 4321 cerritos Ave - letter of support Dear Cypress City Council Members,
We live on Santa Clara Street (behind Holy Cross Church). We are writing to express our support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property. Our children attended Holy Cross Lutheran Elementary school and it was a wonderful experience and we believe that another school option is a positive addition to our community.

When the Lutheran Church operated a school, it was a beautiful having children talking and playing on the playgrounds behind our homes. We are used to school traffic during the academic year with Los Alamitos High School, McAuliffe Middle School, and Los Alamitos Elementary School in very close proximity. We don’t anticipate any negative issues from the proposed Waldorf school and welcome this school with open arms. The investment being made by Sycamore Creek into the property is great for the neighborhood and the adjacent properties.

We greatly appreciate the Holy Cross Lutheran Church’s decision to select Sycamore Creek to sell the property to as we understand the options the church had and the potential problems for our neighborhood. The church was and is very attentive to the desires of the residents. As we grow in age it is our hope that one of our children can raise their family in our home and would be thrilled for our grandchildren to have the opportunity to walk and attend the Waldorf school just down the street from our home (just as our children did).

Our family and the residents are very pleased that the church will continue to be a part of our community with this proposal.

It is our hope that the City will approve this project as proposed by Sycamore Creek.

Sincerely,
Robert and Lisa Van Marel
From: Alisha Farnell
To: Alicia Velasco
Subject: FW: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Tuesday, June 18, 2024 5:27:13 PM
-----Original Message-----
From: Elizabeth Anne <[email protected]>
Sent: Tuesday, June 18, 2024 12:21 AM
To: City Clerk <[email protected]>; Cypress Administration <[email protected]> Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Dear CypressCityCouncilMembers,
I am writing to you in my full support of sycamore creek charter school. As parents who live in seal beach and could send our children to schools within the Los alamitos school district, we love the option of having our children attend Sycamore Creek. This school is unique and a beautiful gift to the community and your community will be lucky to have them.

We are eager to have them in the Cypress area where we will be able to easily support your growing business district like Costco, Trader Joe’s and more.

Thank you for considering this.

Elizabeth Clark
Mom of 3,m
From: [email protected]
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave. - Letter of Support Date: Thursday, June 20, 2024 10:32:14 AM
Dear Mayor Minikus, Mayor Pro Tem Peat, Council Members Burke, Mallari, and Marquez, We are writing in support of the Waldorf school, Sycamore Creek, that is proposed for the Holy Cross Lutheran church property at 4321 Cerritos Ave. My wife and I have resided in Cypress since 1997 and have attended church services at Holy Cross Lutheran since 2002. We were deeply saddened when our church needed to close our school in 2008 because of financial concerns. Our church has been a longtime fixture in Cypress dating back to the 1960s. Recently, when Holy Cross decided to sell a portion of the property, we were extremely pleased to receive an offer from a charter school, i.e.. Sycamore for two reasons. First, because it brings a school back onto our campus, and secondly, we believe that community neighbors would be very receptive to this use of the property.

Therefore, it is with great excitement that we encourage that you approve for zoning for the Sycamore Creek school. We have had numerous meetings with the school administrators and are confident that they with be a wonderful addition to our city. We thank each of you for your continued outstanding service to the city of Cypress. I look forward to attending the Council meeting on June 24th. Feel free to contact me at 714-222-4510 if you need any clarification regarding this message. God bless each of you.

Sincerely,
David F. Cole and Julie A. Cole
10657 Thomas Circle
Cypress, CA 90630
From: Jocelin Carmona
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Thursday, June 20, 2024 10:56:31 AM
Dear Members of the Cypress City Council,
My name is Jocelin Carmona a proud mother of two beautiful children. As a mother who has always been vested in her children's education, I am writing to express our family's support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property in Cypress. Our children have recently become a part of the Sycamore Creek family and we couldn’t be more grateful for having found this wonderful school. As a parent, finding the right school for your children is like finding the right shoes for your feet! We all know that going on a long journey with the wrong shoes is painful and can really hinder you from enjoying the experience. The right shoes help you navigate through any type of terrain you may encounter along the way. They make your journey easy and enjoyable and help get you to your destination.

I am a firm believer that the public school system is not a “one size fits all” just as shoes are not a “one size fits all”. Before coming to Sycamore, we tried on a few pairs of “shoes”. Our children attended both public and private schools- both great in their own ways- but just not a good fit for them. I could tell my children were uncomfortable and unhappy in the shoes they were wearing and that it was going to be a long and weary journey for all of us if we continued that way.

Wouldn't you agree that education needs to be a wonderful experience for our childrensomething they enjoy and are proud of. Upon coming to Sycamore I once again see the twinkle in my children’s eyes. I see the desire to learn and to grow. I see them proud to be a part of this beautiful family where they are accepted, nurtured, encouraged, developed from the inside out and loved unconditionally. As their mother, I am proud to say I have found the right shoes for them and feel very confident that their educational journey from now on will be delightful and enjoyable and will take them very far in life. It will help them become people of good and people who have something beautiful to offer the world around them.

We hope that the city will approve this project. It would be wonderful for our school to have its own campus with each class having their own room and rooms for the wonderful extra curricular programs such as choir, instrumental music and handwork. We would love our Sycamore family to have a place to call home.

Thank you for your time and consideration!
Sincerely,
Jocelin Carmona
714-423-8168
From: Asma Wahab
To: City Clerk; [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave-Letter of Support Date: Saturday, June 22, 2024 11:03:14 PM
Dear Cypress City Council Members,
We fully support the Waldorf school proposed by Sycamore Creek on the Holy Cross Lutheran Church property. Sycamore Creek has engaged extensively with residents, providing detailed information and addressing our concerns promptly.

I believe the Waldorf school will complement existing educational options without causing traffic issues, given our proximity to other schools.

The investment by Sycamore Creek in the property will benefit the neighborhood, and we appreciate Holy Cross Lutheran Church's thoughtful decision to select Sycamore Creek as the buyer. This partnership is welcomed by the community, ensuring the church remains a valued part of the neighborhood.

We urge the City to approve Sycamore Creek's proposal for the benefit of our community.

Best regards,
--
Asma Wahab, Owner
Civilian Publishing
714.594.9365
www.civilianpublishing.com
This message (including any attachments) may contain confidential, proprietary, privileged and/or private information. The information is intended to be for the use of the individual or entity designated above. If you are not the intended recipient of this message, please notify the sender immediately, and delete the message and any attachments. Any disclosure, reproduction, distribution or other use of this message or any attachments by an individual or entity other than the intended recipient is prohibited.

From: Trissy
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Sunday, June 23, 2024 1:48:58 AM
Greetings!
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property.

I know that Cypress school district has many great schools offered but I also firmly believe in the value of choice.

We are so grateful that Holy Cross Lutheran along with the continued support of the residents of the adjacent neighborhood chose Sycamore Creek Community Charter to buy the property.

The investment being made by Sycamore Creek into the property is great for the neighborhood and the adjacent properties. They are responsive and informative in presenting information regarding their academic program and operations. I can only see a positive impact in the community.

We greatly appreciate the Holy Cross Lutheran Church’s decision to select Sycamore Creek to sell the property to as the residents are very aware of the options the church had. The church was very attentive to the desires of the residents. The school also represents an excellent partner for the church. The residents are very pleased that the church will continue to be a part of our community with this proposal.

It is our hope that the City will approve this project as proposed by Sycamore Creek.

Sincerely,
Patricia McGowan
Sent from my iPhone
From: Marj Lightle
To: Cypress Administration; City Clerk
Subject: Sycamore Creek School Public Hearing, Agenda #19, June 24, 2024 Date: Sunday, June 23, 2024 12:17:55 PM
We have been residents of Cypress since 1970 and are writing to you simply to express our support for Sycamore Creek Community Charter School in Cypress.

Thank you for your concern.

Marj and John Lightle
10457 Santa Clara St.

Cypress CA 90630
From: Peter Westenhofer
To: City Clerk
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Sunday, June 23, 2024 3:45:31 PM
To Whom It May Concern:

My name is Peter Westenhofer and I humbly request your support for the Conditional Use Permit related to the Sycamore Creek Community Charter School (4321 Cerritos Avenue).

Our daughter Billie has attended Sycamore Creek for the last two years and we have found their management of resources, attentiveness to parent concerns, and focus on student outcomes to be exemplary.

We are excited by the opportunities at this new property in Cypress and request your support to approve the project as submitted.

With sincere gratitude and thanks,
Peter
Peter Westenhofer
[email protected]
From: Pam Gartner
To: City Clerk
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Sunday, June 23, 2024 4:21:35 PM
To the Cypress City Council Members,
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property. My children have attended Sycamore Creek for the past 3 years and we have grown very attached to this small community. My family resides in nearby Long Beach and we would love for the school to be in Cypress where I know we will frequent the local businesses (just as I have at the school's current location in Huntington Beach).

We sincerely hope that the city of Cypress will approve the school.

Thank you,
Pam Serna
From: Rosalinda Velasco
To: Cypress Administration; City Clerk
Cc: George Pardon
Subject: June 24, 2024 City Council Meeting - Letter Supporting Sycamore Creek Community Charter School Date: Sunday, June 23, 2024 5:16:16 PM
Attachments: Velascos Ltr_Cypress City Council Ltr Support of Sycamore Creek Charter School_f.docx Dear City of Cypress City Council Members,
Please accept the enclosed letter in support of Sycamore Creek Community Charter School agenda item. Please ensure it is read by all Cypress City Council Members.

With kind regards,
Rosalinda and Daniel Velasco
Daniel & Rosalinda Velasco
10408 Santa Clara Street
Cypress, CA 90630
June 22, 2024
Cypress City Council Members
Cypress, CA
c/o
[email protected]
[email protected]
RE: Support of Sycamore Creek Community Charter School
Dear Cypress City Council Members:

As thirty (30) year residents of Cypress, CA, we are writing this letter in support of Sycamore Creek Community Charter School and urge all City Council members to vote in favor of approving Sycamore Creek Community Charter School to purchase Holy Cross Lutheran School property to build their school and offer educational options to Cypress and Los Alamitos residents.

Our family lives at the end of the cud-de-sac on Santa Clara Street, opposite of Holy Cross Lutheran School property. When our children were pre-school age, they benefited from attending Holy Cross Preschool, which was close in proximity to our home and also provided them a wonderful educational head start. As a direct neighbor of Holy Cross Lutheran School, we experienced the sounds of children gathering on the playground, playing, and were invited to form a part of the school’s community. On the weekends, aside from Holy Cross Church Services, the property was closed and we never experienced any issues with Holy Cross as our neighbors.

Holy Cross was a caring and supportive neighbor, always considering Santa Clara residents as an extension of its community. Over the past 1.5 years, our family and all Santa Clara neighbors, have had opportunities to meet Administration of Sycamore Creek Community Charter School Administration, understand their plans, and enable us to voice our thoughts and express our expectations of having their school as our neighbors and members of its community.

As current and former educators, we understand the importance of having options for children so they do not slip through the cracks of our public-school system. Classrooms are overflowing and teachers are doing the best that they can in a system that is overwhelmed and plagued with external social media influences. While we understand the City of Cypress may be seeking to cram residential dwellings on the sacred Holy Cross property, we strongly believe that Sycamore Creek Community Charter School is the best option, it would give children who are struggling in the traditional public school system a chance to flourish and learn in the environment that best meets their needs, as was our experience with Holy Cross Lutheran School.

In the best interest of our family and all residents of Santa Clara Street, we strongly implore Cypress City Council Members to unanimously vote to approve Sycamore Creek Community Charter School’s purchase of former Holy Cross Lutheran School property.

Warm regards,
Daniel and Rosalinda Velasco
Daniel and Rosalinda Velasco
From: Angie Hendrix
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Sunday, June 23, 2024 9:26:41 PM
Hello Cypress City Council Members,
We are writing to express our support for the Waldorf school being proposed by Sycamore
Creek on the Holy Cross Lutheran Church property. It is our hope that the City will approve this project as proposed by Sycamore Creek.

We are parents of a 10 year old currently attending Sycamore. We have been involved in Waldorf education since our daughter was 18 months old. The education has been wonderful for our family, and has allowed us to meet and bond with an incredible community of families, teachers, and staff. The education has been an exceptional fit for our family.

By voting to allow Sycamore Creek into the Holy Cross Lutheran Church property, you will not only allow an incredible school to grow and thrive, you will be instrumental in fostering community and bringing more families to the Cypress area. The school will generate business impact for the neighborhood and the adjacent properties. Families will seek out Waldorf education for their children and seek enrollment into Sycamore Creek; subsequently they will invest in the Cypress community, nearby businesses, and will likely seek housing in or around Cypress.

We also greatly appreciate the Holy Cross Lutheran Church’s desire to select Sycamore
Creek to sell the property to, as the residents are very aware of the options the church
had. The school also represents an excellent partner for the church. The residents are very pleased that the church will continue to be a part of our community with this proposal, and the partnership of the school and church will be another excellent model for Cypress.

Sycamore Creek will be a terrific addition to the Cypress community.

We look forward to your support on Monday evening.
--
Thank you,
Angie, Jo & Justice Hendrix
From: Hiromi Parks
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave - Letter of Support Date: Monday, June 24, 2024 8:08:16 AM
Attachments: Sycamore Creek - Letter of Support .pdf
Good morning,
Please see attached support letter for the Sycamore Creek Community Charter School project that will be discussed at the City Council meeting tonight.

Thank you,
Hiromi Parks
Sent via Email
Cypress City Council
[email protected]
[email protected]
June 24, 2024
Dear Cypress City Council Members:

I am writing to express my support and urge that the City Council approve Sycamore Creek Community Charter School’s request for conditional use permit in order to operate on the Holy Cross Lutheran Church property, located at 4321 Cerritos, Cypress.

I am a parent of a current kindergartener attending Sycamore Creek, and I have seen tremendous benefit to the growth and development of my daughter through the Waldorf education implemented at Sycamore Creek. My daughter was so excited about her school and learning that she was very eager to go to school every day, all year long. This is the kind of educational experience that Sycamore Creek has provided to my daughter.

While we are very fortunate to have very good schools in the surrounding areas, I believe another school option, such as Sycamore Creek that offers distinctly different type of educational experience to students, would be a positive addition to the community and would attract families who are passionate and engaged in their children’s education. When the future site of Sycamore Creek is confirmed, we are planning on buying a house nearby the school. I am aware that there are other Sycamore Creek families with similar plans as ours. Sycamore Creek will sure to bring in engaged families and positively impact the community in Cypress.

It is my hope that the City will approve this project as proposed by Sycamore Creek.

Thank you,
Hiromi Parks, Esq.
2599 Walnut Avenue, #204
Signal Hill, CA 90755
T: 949-510-9589
From: jessica gronvold
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 8:13:30 AM
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property.

We greatly appreciate the Holy Cross Lutheran Church’s decision to select Sycamore Creek to sell the property to.

It is my hope that the City will approve this project as proposed by Sycamore Creek and my child will be able to attend this school closer to our home in Long Beach. It will be a great addition for all the neighboring communities and a great partner for the church.

Sincerely,
Jessica Gronvold
From: Ashlyn Beardsley
To: City Clerk; [email protected]
Subject: Sycamore Creek Charter School, 4321 Cerritos Ave - Letter of Support Date: Monday, June 24, 2024 10:05:06 AM
Dear Cypress City Counsel Members,
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property. I am a mother of three children at Sycamore Creek. Having been a credentialed teacher longer than I’ve been a mother, I feel like I can both relate to and understand a crucial transition of this kind. While it could certainly have some impact for the neighborhood, I can only anticipate this as a positive change. The warmth, kindness, and child-centered curriculum that Sycamore Creek offers its students has attracted a diverse and thriving community around this school that is quite unique and special. This is a high value, low impact benefit for both Sycamore Creek and Cypress communities.

It is our sincere hope that the city will approve this project as proposed by Sycamore Creek.

Sincerely,
Ashlyn Fowles
Fountain Valley, CA
From: Lisa Nakhjiri
To: Cypress Administration; City Clerk
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 10:24:10 AM
Attachments: Letter of Support.docx
Hello, please see attached Letter of Support
Thanks so much,
Lisa
6/24/24
Dear Cypress City Council Members,
My name is Lisa Nakhjiri and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be a great addition to the Cypress community.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School, as it will allow the students and faculty of SCCS to have a larger and more enriching campus to learn and thrive overall.

Thank you for your support,
Lisa Nakhjiri (Mother of two SCCS students)
From: Tanya Comerford
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 10:53:08 AM
Dear Cypress City Council Members,
My name is Tanya Comerford and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be a great addition to the Cypress community.

SCCCS has been a godsend to our family. I currently drive two hours every day of the week so that my daughter can receive a public Waldorf education. Our commute would decrease to ten minutes.

This school has provided my daughter with an extended family, emotional stability, love, care and access to the arts, language, handwork and excellent academic instruction.

Our goal is for our daughter to develop a life long love of learning verses just passing a test.

The idea that a teacher stays with you through the grades is invaluable. To have someone truly know your child, someone who recognizes their gifts and challenges and can see them through the different stages of their development is priceless.

This piece became even more evident when my husband's health started to decline and could no longer provide financial support or participate regularly in our family or social life. My daughter's emotional needs have become paramount as we navigate a father who has become disabled.

Currently, she has a teacher that she loves and respects, and a class family that will loop with her through the grades. This sound support is helping my child and family thrive under unforseen and very difficult circumstances. She has been happy to go to school every day since day one. This is huge. We feel held as a family through its traditions and community support and hope we can continue here in Cypress I know I am speaking for my family, I also know that I am not alone. A Waldorf education should be accessible to all who would benefit.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Warmly,
Tanya Comerford
From: Joanne Howe
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Charter School
Date: Monday, June 24, 2024 11:14:57 AM
Dear Cypress City Council Members,
My name is Joanne Howe and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be a great addition to the Cypress community.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Best,
Joanne Howe
From: Chase Arthur
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letters of Support Date: Monday, June 24, 2024 11:19:48 AM
Attachments: Sycamore Creek Support Letter - Ian Fowles.pdf City Council Letter of Support - Sycamore Creek - Ashlyn Fowles.pdf Hi,
Please see attached for two (2) letters of support for tonight's (6/24/24) City Council meeting pertaining to Sycamore Creek Community Charter School project at 4321 Cerritos Ave.

Please let me know if there are any issues with the documents or if you need anything else to facilitate these letters getting to the Council Members.

Thank you,
--
Chase Arthur
Casala Group, Inc.

[email protected]
714.788.3390 | Casalagroupinc.com
June 24, 2024
Dear Cypress City Counsel Members,
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property. I am a mother of three children at Sycamore Creek. Having been a credentialed teacher longer than I’ve been a mother, I feel like I can both relate to and understand a crucial transition of this kind. While it could certainly have some impact for the neighborhood, I can only anticipate this as a positive change. The warmth, kindness, and child-centered curriculum that Sycamore Creek offers its students has attracted a diverse and thriving community around this school that is quite unique and special. This is a high value, low impact benefit for both Sycamore Creek and Cypress communities.

It is our sincere hope that the city will approve this project as proposed by Sycamore Creek.

Sincerely,
Ashlyn Fowles
Fountain Valley, CA
June 24, 2024
Dear Cypress City Counsel Members,
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property. My wife and I (who are both educators ourselves) moved two of our three children over to Sycamore Creek a year ago and our third child will be entering kindergarten there in the fall. We have been incredibly pleased with the positive results in them since attending Sycamore Creek. Our oldest child (who just finished 2nd grade) has especially thrived in the Waldorf environment and pedagogy. I can only anticipate accelerated learning and personal growth in the whole student body at this new location, as it will be a marked upgrade in facilities.

It is our sincere hope that the City will approve this project as proposed by Sycamore Creek.

Sincerely,
Ian Fowles
Fountain Valley, CA
From: zack kinon
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 11:24:03 AM
I am writing to express my support for the Waldorf school being proposed by Sycamore Creek on the Holy Cross Lutheran Church property.

We greatly appreciate the Holy Cross Lutheran Church’s decision to select Sycamore Creek to sell the property to.

Sincerely,
Zack Kinon
From: Brolin Howe
To: City Clerk; Cypress Administration; [email protected] Subject: Sycamore Creek Charter School
Date: Monday, June 24, 2024 11:25:43 AM
Cypress City Council Members,
I appreciate your time. Just a quick note to let you know how amazing Sycamore Creek Charter school is exceptional. Our children Vivienne (7) and Montgomery (6) have been students for the last year. The care with which they handle the children has been astounding, not to mention the programs. Vivienne is counting to 100 in mandarin and is proficient in all sorts of knitting and handwork and her math skills are off the chart. Montgomery, on his way into 1st grade, is showing lots of 'gifted' potential, but more importantly, he is becoming an empathetic and caring young boy.

All this to say, it would be amazing if the school was allowed to move to the Holy Cross Lutheran Church property at 4321 Cerritos Ave. Cypress is such a wonderful city and it would be a much needed upgrade from Huntington Beach.

Again, thank you for your time,
Brolin Howe
Television Editor
From: Ana Cuk
To: Cypress Administration; City Clerk
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 11:34:00 AM
Monday June 24th, 2024
Dear Cypress City Council Members,
As a parent of two students at Sycamore Creek Community Charter School for the last four years and Chief Executive Officer of the Parent/ Guardian Support Organization, I am writing in support of our professional educators and school administration.

I am in strong favor of Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave.

Our family was fortunate to find Sycamore Creek Community Charter School (SCCCS) during the Covid-19 pandemic while our children attended a local private school. We are incredibly blessed to have a Waldorf School public option, such as SCCCS. The world around us is evolving with unforeseen speed and each choice we make has incredible gravity. Both of my children are coming home with new and improved skills, are happy, learning, thriving and love going to school! They are eager to participate in the Sycamore initiated volunteer opportunities in our community and find ways to make our environment and world a better place. That is a testament to the wonderful things happening within the walls of this growing campus as well as the passion of the community that has been built in the last 5 years at Sycamore Creek.

Coming from a family of college graduates and educators, academics were emphasized, grades mattered and expectations were high in my household. At university, I studied marketing and graduated with a BFA in Architectural Design from Cal State Long Beach, degrees I’m proud to still utilize today. For the past 21 years I have worked on residential as well as commercial construction projects from small residential property additions to being a part of the architect of record team for the Museum of Latin American Art in Long Beach to large brand rollouts with the likes of: Qdoba, Jollibee and McDonald’s I work on today.

From the students, to their parents, to the school staff, this unique school with an art-integrated curriculum deserves an opportunity to grow and blossom. It is my sincere hope that the City Council will approve this project as proposed by Sycamore Creek Community Charter School. I know community engagement is encouraged; would you please include a copy of my letter in the minutes of your upcoming meeting.

Warm regards,
Ana Cuk
From: Deb Johnston
To: City Clerk; Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 11:52:42 AM
Dear Cypress City Council Members,
My name is Deb Johnston and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. The school would be a great addition to the Cypress community.

We hope that the City will approve this project as proposed by Sycamore Creek Community Charter School, while I am not currently a Cypress resident, I know the benefit Sycamore Creek has brought to my city of Huntington Beach.

Community events have brought people together and the school has provided a nurturing and supportive environment for my daughter Caitlin.

Thank you for your consideration in this matter.

Sincerely,
Deb Johnston
Deb Johnston, Co-Founder
+1.808.428.6658 [email protected]
calendly.com/deb-johnston
Tonic DM
530 S Hewitt Street Suite 230, Los Angeles, CA 90013, USA www.tonicdm.com
+1.213.631.4414
Attachments area
From: jocelyn keo
To: City Clerk; Cypress Administration
Subject: Letter
Date: Monday, June 24, 2024 11:55:28 AM
Dear Cypress City Council Members,
My name is Jocelyn Keo and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be a great addition to the Cypress community.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Best regards,
Jocelyn Keo
From: Jackie Boland
To: City Clerk; [email protected]
Cc: [email protected]
Subject: Sycamore Creek Community Charter School - 4321 Cerritos Ave - Letter of Support Date: Monday, June 24, 2024 12:33:44 PM
Dear Cypress City Council Members,
Thank you for taking the time to read my letter. My name is Jackie Boland. My wife is a teacher of 5th Grade and our son Jack will be going into Kindergarten. Both at Sycamore Creek. I am writing to let you know I fully support the school going to Holy Cross Lutheran Church. It’s a wonderful school and it would be incredible for all to have our school in Cypress. Our son Jack had a great time in his first year (TK) and is looking forward to growing through the years at Sycamore Creek. Thanks so much for your time and attention. We sincerely appreciate it. -The Boland Family
Sent from my iPhone
From: Jason and Tricia
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 12:34:14 PM
Dear Cypress City Council Members,
My name is Tricia Pyle and I am writing to express my support for Sycamore Creek Community Charter School (SCCCS) going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave.

I currently have 3 children attending SCCCS and one that graduated 8th grade during the 22- 23 school year. Now a sophomore in H.S., she has moved on and is taking honors classes as well as maintaining a 4.0 gpa. I truly believe that SCCCS would be a great addition to the Cypress community.

Our family has prior commitments this evening or we would be there in person to support our beloved school. It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Best,
Tricia Pyle and family (Jason, Jazzmin, Ryan, Abbigail and Christopher) From: Kimberly Telfer-Radzat
To: Cypress Administration; City Clerk
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 12:37:56 PM
Dear Cypress City Council Members,
My name is Dr. Kimberly Telfer-Radzat and I am writing to express my support for Sycamore Creek Community Charter School establishing itself at the site of the Holy Cross Luthern Church property at 4321 Cerritos Ave. Through only word of mouth, the school has outgrown its current site and needs a forever home so that it can continue to serve the families of Orange County who cannot afford a private Waldorf school education.

It will be a great addition to the Cypress community, and I hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Sincerely,
Dr. Telfer-Radzat
Kimberly Telfer-Radzat, Ph.D. & Educational Therapist
Principal & Lead Teacher, Sycamore Creek Community Charter School [email protected]
From: Amber Mccanna
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School
Date: Monday, June 24, 2024 12:44:44 PM
Hello Cypress City Council,
I'll keep this short, I know you've already received numerous communications re Sycamore Creek. What I love about this school's philosophy is that it's so different than what we have with every other school in our community. Every adult I've met that went to a Waldorf school is so confident and creative in problem solving and life changing decisions. They approach the world differently. I want this for my child.

It's a small school and you've seen the strong support for Sycamore to be a part of our community.

This email is to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave.

I believe that the school would be a great addition to the Cypress community.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Thank you for your consideration!
Amber Cook for Adeline Lynn Cook
From: Mark Scott
To: City Clerk
Cc: Cypress Administration
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 12:57:47 PM
Dear Cypress City Council Members,
My name is Mark Scott and I am writing to appeal for your support of the Sycamore Creek Community Charter School on the site of Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be an incredible asset to the Cypress community, Holy Cross Lutheran Church, and a viable option for many children and families of adjacent communities.

I hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Sincerely,
Mark K. Scott
From: Stephen Wolcott
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 1:23:46 PM
Dear Cypress City Council Members,
My name is Stephen R. Wolcott and I am writing to express my support for Sycamore Creek Community Charter School going into the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be a great addition to the Cypress community.

As a teacher for over 8 years, and parent of two children who were taught at Waldorf schools in Los Angeles, I've seen the value of this education and witnessed a growing number of diverse families from a wide range of communities who have come to Sycamore Creek to seek out its unique curriculum.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Sincerely,
Stephen R. Wolcott
From: Rae Hower
To: Cypress Administration; City Clerk
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 1:43:06 PM
Dear Cypress City Council Members,
My name is Rachel Hower and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave.

Two of my children attended Sycamore Creek this year, and it was a fantastic experience for them! The administration, teachers and staff are wonderful people, and the families who attend are kind, giving, community-oriented people who would be a positive presence in this location.

I believe that the school would be a great addition to the Cypress community.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.

Sincerely,
Rachel Hower
301-807-7901
From: Magdalena Kosinska-Klaehn
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 1:58:48 PM
Dear Cypress City Council Members,
My name is Dr. Magdalena Kosinska-Klaehn and I am writing to express my support for Sycamore Creek Community Charter School going on the Holy Cross Lutheran Church property at 4321
Cerritos Ave. I believe that the school would be a great addition to the Cypress community. Waldorf education offers a holistic approach that prioritizes the development of not just academic skills but also creativity, emotional intelligence, and social skills. By integrating arts such as music, painting, and drama into the curriculum, Sycamore Creek Community Charter School fosters a deep appreciation for creativity and self-expression in students. The emphasis on experiential learning and hands-on activities encourages active engagement and a deeper understanding of subjects. Additionally, education at SCCCS promotes a balanced development by addressing the physical, emotional, and spiritual aspects of a child's growth alongside their intellectual development. I am grateful that this kind of education is offered by Sycamore Creek Community Charter School and it is available for children at no cost.

I have been part of the school since the moment it opened and I can observe how my children are thriving and have so much joy at school.

I hope that the City will approve this project as proposed by Sycamore Creek Community Charter School.”
Sincerely Yours,
Dr. Magdalena Kosinska-Klaehn
From: Amber H
To: City Clerk; Cypress Administration
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 2:05:09 PM
Dear Cypress City Council Members,
My name is Amber Huu and I am writing to you to express our support for Sycamore Creek Community Charter School on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I believe that the school would be a great addition to the Cypress community.

It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School. My child has thrived at this school and I know it will be an asset to the community.

Thank you,
Amber Huu
From: Nick Zegel
To: Cypress Administration; City Clerk
Cc: [email protected]
Subject: Sycamore Creek Community Charter School, 4321 Cerritos Ave – Letter of Support Date: Monday, June 24, 2024 2:27:58 PM
Dear Cypress City Council Members,
My name is Nicholas Zegel and I am writing to express my support for Sycamore Creek Community Charter School going in on the Holy Cross Lutheran Church property at 4321 Cerritos Ave. I've had first hand experience with the school and the students and I believe that the school would be a great addition to the Cypress community. It is our hope that the City will approve this project as proposed by Sycamore Creek Community Charter School. Thank you for the consideration.

Sincerely,
Nicholas Zegel
490 Almond Ave, Long Beach, CA 90802
PL-5 Rev. 2011

NOTICE OF EXEMPTION
TO: Office of Planning and Research FROM: City of Cypress 1400 Tenth Street, Room 121 5275 Orange Avenue
Sacramento, CA 95814 Cypress, CA 90630
X County Clerk-Recorder
Public Services Division Filing Fee Exempt per Govt. Code Section 6103 P.O. Box 238
Santa Ana, CA 92702
Project Title
Conditional Use Permit No. 2024-01; Amendment to Conditional Use Permit No. 86-11; and Tentative Parcel Map No. 2023-134 (AKA Sycamore Creek Charter School Project) Project Location - Specific
4321 Cerritos Avenue, Cypress Ca 90630
Project Location - City
Cypress
Project Location - County
Orange
Description of Nature, Purpose, and Beneficiaries of Project A request to reconfigure the two-parcel site to allow separate ownership of an existing church facility on the west parcel and a TK – 12 public charter school within existing buildings and eight new modular buildings on the east parcel. The beneficiaries are the Holy Cross Lutheran Church and the Sycamore Creek Charter School, respectively.

Name of Public Agency Approving Project
City of Cypress
Name of Person or Agency Carrying Out Project (Applicant’s Name and Address) Hugo Garcia, Red Hook Capital Partners IV, 2120 East Grand Avenue, Suite 135, El Segundo, CA 90245 Exempt Status: (Check One)
Ministerial (Sec. 21080(b)(1);15268);
Declared Emergency (Sec. 21080(b)(3);15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
X Categorical Exemption. 15332 (In-Fill Development)
General Rule (Sec. 15061 [b] [3])
Reasons why project is exempt:

Pursuant to California Environmental Quality Act Guidelines (CEQA), Section 15332 (In-Fill Development), the project is categorically exempt from further environmental analysis because it is an infill project on a site less than five acres in size located in an urbanized area. Although not required, a traffic study and a noise study were conducted and confirmed no project related impacts in this regard.

Lead Agency Contact Person
Alicia Velasco, Planning Director
Area Code
(714)
Telephone Number
229-6720
If filed by applicant:

1. Attach certified document of exemption finding.

2. Has a notice of exemption been filed by the public agency approving the project? Yes X No ________
_________________________________ __________________________ ______________ Date Received for Filing at OPR Signature Date
Planning Director_____
Title
Signed by Lead Agency

Cypress City CouncilJune 24, 2024

Cypress City Council
June 24, 2024