Cypress City Council
April 28, 2025

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
17008 2170 - US BANK $ 69.00
Reg/First Aid/CPR/NG 3/7 9693 3/10/25 $ 69.00
17009 2170 - US BANK $ 87.77
PD Power Inverters(3)/CIB 3/12 9844 3/10/25 $ 87.77
17010 2170 - US BANK $ 120.69
Erroneous Charge/Reimbursed/RN 3/18 2873 3/10/25 $ 120.69 17011 2170 - US BANK $ 937.21
Erroneous Charge/Reimbursed/RN 3/18 2873(A) 3/10/25 $ 937.21 17012 2170 - US BANK $ 299.00
Dues/Society for Human Resources/RN 3/12/25-3/11/26 2873(B) 3/10/25 $ 299.00 17013 2170 - US BANK $ 84.00
Sub/BPN Media/NM 3/11/25-3/11/26 9131 3/10/25 $ 84.00
17014 2170 - US BANK $ 16.15
Laptop Bag(1)/NM 2/11 9131(A) 3/10/25 $ 16.15
17015 2170 - US BANK $ 799.00
Reg/Construction Administration for Engineers Online/KC 9131(B) 3/10/25 $ 799.00 17016 2170 - US BANK $ 10.00
Svc/Box/Staff Document Review/Engineering 2/28-3/28 9131(C) 3/10/25 $ 10.00 17017 2170 - US BANK $ (78.38)
Credit/ErroneousCharge/NV 1/14 9131(D) 3/10/25 $ (78.38) 17018 2596 - HOLLINGER, ALLAN $ 481.00
Refund/Zoning Compliance Letter Request/Property in Cypress TX Rfd 4/11/25 $ 481.00 17019 2595 - DALFIOR, MICHAEL $ 500.00
Refund/Recycling Deposit/CDD-25-30/6182 Ferne Ave Rfd 4/11/25 $ 500.00 17020 100505 - CITY OF CYPRESS-WORKERS COMP $ 5,458.25
Workers Comp Claims/Professional Svcs/#28172-28219 Reimb 4/11/25 $ 5,458.25 17021 100505 - CITY OF CYPRESS-WORKERS COMP $ 6,848.76
Workers Comp Claims/Medical/#28172-28219 Reimb(A) 4/11/25 $ 6,848.76 17022 100505 - CITY OF CYPRESS-WORKERS COMP $ 4,033.04
Workers Comp Claims/Permanent Disability/#28172-28219 Reimb(B) 4/11/25 $ 4,033.04 17023 100505 - CITY OF CYPRESS-WORKERS COMP $ 393.12
Workers Comp Claims/Temporary Disability/#28172-28219 Reimb(C) 4/11/25 $ 393.12 67440 123456 - ADS CONSULTING GROUP INC $ 12,800.00
Consult/Network 2/6-2/15 206388 $ 12,800.00
67441 130335 - AKM CONSULTING ENGINEERS $ 26,590.70
Design/Pump Station #1 2/25 0013299 $ 26,590.70
67442 101004 - ALL AMERICAN APSHALT CORP $ 171.05
Asphalt(2 Tons) 10/13/21 1083708 $ 171.05
67443 105442 - ALL CITY MANAGEMENT SERVICE INC $ 15,740.01 Crossing Guard Svcs(27 Hrs)/Orange & Grindlay 2/2-2/15 99023(A) $ 694.98 Crossing Guard Svcs(584.5 Hrs) 2/2-2/15 99023 $ 15,045.03 67444 1200 - ANNEALTA GROUP $ 6,440.00
Svc/City Planner 2/25 497-3517 $ 6,440.00
67445 1619 - ARDURRA GROUP, INC-ANDERSON PENNA PARTNERS $ 1,449.00 Svc/Administrative Assistance/Pavement Mgmt Relief Program 1/25 161111 $ 1,449.00 67446 110860 - AT&T $ 2,361.17
Svc/Internet 2/25 000023121149 $ 1,040.18
W/C Svc/Priority Radio Line 2/25 000023122307 $ 1,320.99

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67447 110860 - AT&T $ 3,502.83
Cell Svc/Maint 2/25 2/25(C) $ 53.31
Cell Svc/PD 2/25 2/25(I) $ 1,115.52
PD CIB Callyo Body Wire 2/25 2/25(F) $ 62.04
PD Svc/Mobile Data 2/25 2/25(G) $ 1,995.35
Svc/Engineering Mobile Hotspots 2/25 2/25(H) $ 80.48
Svc/Planning iPads 2/25 2/25(E) $ 66.44
Wireless Svc/Sewer Truck & Myra Pump Station #2 2/25 2/25(D) $ 129.69 67448 110860 - AT&T $ 4.43
2481347232-Admin Phone Svc 3/25 3/25 $ 4.43
67449 110860 - AT&T $ 1.79
East Wing Fax Line 2/25 2/25(B) $ 1.79
67450 252 - AUTO ZONE, INC $ 21.54
Coolant Leak Repair(16 Oz)/Air Filter(1) 2/21 05226011913 $ 34.89 Credit/Door Handle(1) 11/4 05521439166 $ (30.16)
Credit/Windshield Wiper Fluid(1 Gl) 11/13 05521447055 $ (4.74) Engine Enamel(2 Cans) 1/25 05521503799 $ 21.55
67451 1232 - BANNER BANK $ 28,220.10
Retention/LA Engineering/AC Park Rehab 2/25 15-2/25 $ 28,220.10 67452 630 - BATTERY SYSTEMS INC $ 280.59
Vehicle Batteries(2) 2/22 6130597 $ 280.59
67453 1822 - BENEFITS COORDINATORS CORPORATION BCC $ 222.15 Insurance/Vision Claims/City & West Comm 2/25 B0HFSK $ 222.15 67454 866 - C3 OFFICE SOLUTIONS $ 9.00
W/C Copier Svc/Supplies 2/3-3/2 INV194873 $ 9.00
67455 103141 - CA FORENSIC PHLEBOTOMY, INC $ 143.39
PD Blood/Alcohol Test(1) 2/25 2842 $ 143.39
67456 111882 - CALIFORNIA YELLOW CAB CORP $ 6,135.00
Sr Center/Nutrition Program 1/25 1503025 $ 1,170.00
Taxi Vouchers/Sr Center 1/25 1501025 $ 4,965.00
67457 123012 - CHARLES ABBOTT ASSOCIATES $ 6,480.00
Svc/Fats, Oil & Grease/NPDES Inspections 2/25 68592 $ 6,480.00 67458 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 1,858.92 W/C CAD/RMS Ethernet Connection 3/5-4/4 187630201030125 $ 1,295.17 W/C Svc/Internet 2/25 218496501030125 $ 563.75
67459 1066 - CHUSHINKAN DOJO $ 84.50
Instruct/Aikido & Iaido 1/6-2/22 2/22/25 $ 84.50
67460 114230 - CONCEPT SEATING LAACKE & JOYS COMPANY LLC $ 649.47 W/C Repair/Dispatch Chair 2/20 13097 $ 649.47
67461 115003 - COUNTY OF ORANGE $ 71,376.41
Fees/Election Costs 11/05/24 R1341 $ 71,376.41
67462 542 - CPS HR CONSULTING-COOPERATIVE PERSONNEL SERVICES $ 687.50 Skills Assessment Tests(33)/Maint Worker 2/27 TR-INV005663 $ 687.50 67463 2575 - CREATIVE DISPLAYS $ 4,742.00
Deposit/Holiday Tree(1)/Tree Topper(1)/Holiday Sing 62139 $ 4,742.00 67464 1622 - DANIELS TIRE SERVICE, INC $ 1,223.97
Vehicle Tires(6) 1/6 200526811 $ 677.99
Vehicle Tires(6) 2/6 200529416 $ 545.98
67465 109280 - DIAL PRINTING-HMS INDUSTRIES INC $ 3,579.46 PD Parking Violation Ticket Books(10K Sets) 2/26 23921 $ 3,579.46

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67466 1296 - EDCO CNG $ 2,126.71
Natural Gas(158.67 Gls)/Sweepers(2) 2/16-2/20 03032025-6A $ 510.92 Natural Gas(219.83 Gls)/Sweepers(2) 2/1-2/15 02242025-6 $ 707.85 Natural Gas(226.5 Gls)/Sweepers(2) 2/21-2/28 03032025-6 $ 774.63 Natural Gas(41.40 Gls)/Sewer Truck(1) 2/16-2/20 03032025-6B $ 133.31 67467 1488 - ENTERPRISE HOLDINGS INC $ 5,528.64
PD Rental Car(1) 1/11-2/9 38293317(D) $ 821.82
PD Rental Car(1) 1/23-2/22 38293317(C) $ 1,180.53
PD Rental Car(1) 1/24-2/22 38293317(A) $ 1,172.88
PD Rental Car(1) 12/224-1/23 38293317(B) $ 1,180.53
PD Rental Car(1) 12/25-1/24 38293317 $ 1,172.88
67468 2185 - ENVIRO SAFETY PRODUCTS, PUBLIC SAFETY CENTER $ 437.36 PD Exam Gloves(4K) 3/3 INV657230 $ 437.36
67469 2508 - EWING IRRIGATION PRODUCTS INC $ 632.37
Irrigation Bonnet Kit(1) 1/15 24665219 $ 241.92
Irrigation Gasket Kit(1) 12/19 24514992 $ 33.56
Irrigation Valve Kit(1) 1/23 24718952 $ 74.63
Pipe Saw(1) 1/30 24773863 $ 14.08
Water Meter Flange Kits(2) 1/30 24773843 $ 268.18
67470 104530 - EXPERIAN $ 100.00
PD Credit Reports 2/25 6000030131 $ 100.00
67471 1770 - FAZE 1 CORP DBA PREMIER PIPE INC $ 2,223.00 Svc/Clean/CCTV Inspect/Various Sewer Lines/Citywide 1/1-2/13 355-03 $ 2,223.00 67472 1115 - FRONTIER $ 3,125.85
7148996947 - Phone Svc/Sewers 3/25 3/25(A) $ 76.63
W/C Phone Svc/5627955413 3/25 3/25(B) $ 3,049.22
67473 2504 - GENERAL CODE LLC ICC CODIFICATION INC $ 467.00 Svc/Codification Updates(26 Pages) 2/26 PG000040054 $ 467.00 67474 119018 - GOLDEN STATE WATER COMPANY $ 10,316.83
Svc/Maint Yard Landscaping 2/25 2/25(H) $ 43.20
Svc/Parks Landscaping 2/25 2/25(I) $ 1,134.25
Svc/Parkway Maint 2/25 2/25(K) $ 8,760.29
Svc/Storm Drain 2/25 2/25(J) $ 379.09
67475 1133 - GRANICUS SWAGIT PRODUCTIONS, LLC $ 743.65
Svc/Video Stream/Council Meetings 3/25 198046 $ 743.65
67476 110049 - GREAT SCOTT TREE SERVICE INC $ 25,071.75 Svc/Trim Trees(2) 2/20 55825 $ 517.50
Svc/Trim Trees(316) 2/25 55896 $ 23,749.25
Svc/Trim Trees(8) 2/24 55830 $ 805.00
67477 111285 - HARDY & HARPER, INC $ 55,969.46
Construct/Orange Ave Rehab 12/6-1/24 2-1/25 $ 55,969.46 67478 120000 - INSIGHT PUBLIC SECTOR $ 220.05
PD Sub/Racial & Identity Profiling Act Reporting 1/25 1101250007 $ 220.05 67479 109285 - INTL ASSOC FOR PROPERTY & EVIDENCE INC $ 195.00 PD Dues/Intl Assoc for Property & Evidence/MP 2025 LI1257928 $ 65.00 PD Dues/Intl Assoc for Property & Evidence/NBasulto 2025 LI1257927 $ 65.00 PD Dues/Intl Assoc for Property & Evidence/NBhagat 2025 LI1257926 $ 65.00 67480 103024 - JHM & CARSON SUPPLY $ 1,915.88
Irrigation Brass Elbows(2)/Connectors(25)/Misc 1/15 101829/3 $ 238.34 Pop-Up Sprinklers(75)/Coupling(1)/Misc 10/8 99775/3 $ 603.63 Rakes(4) 2/13 102366/3 $ 74.39
Tubing(20 Inch)/Couplings(2)/Misc 11/26 101012/3 $ 999.52 67481 2039 - KELLY SPICERS INC KELLY SPICER STORES $ 526.79 Copy Paper(80 Rms) 2/25 11859114 $ 526.79

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67482 2417 - KIDZ TALENT ACADEMY LLC ANIYAH WILLIAMS $ 1,231.75 Instruct/Gymnastics & Tumbling 2/6-2/27 2/27/25 $ 1,231.75 67483 112054 - LAKEWOOD NURSERY $ 818.04
Grass Seed(100 Lbs)/Lexington Park 5/29 12626 $ 818.04
67484 2186 - LEGAL UPDATES PUBLISHING COMPANY, INC $ 900.00 PD Sub/Legal Updates 2/15/25-2/15/26 LUPC2025-26 $ 900.00 67485 1779 - LINSCOTT LAW & GREENSPAN ENGINEERS LG2WB $ 87,964.00 Design/Traffic Signal/Valley View & Plaza 1/25 14394-00162 $ 2,632.00 Svc/Traffic Engineering 1/25 14394-00161 $ 5,948.00
Svc/Traffic Engineering 10/24 14394-00155 $ 13,988.00
Svc/Traffic Engineering 11/24 14394-00157 $ 7,552.00
Svc/Traffic Engineering 12/24 14394-00160 $ 3,352.00
Svc/Traffic Engineering 7/24 14394-00152 $ 18,720.00
Svc/Traffic Engineering 8/24 14394-00153 $ 21,120.00
Svc/Traffic Engineering 9/24 14394-00154 $ 14,652.00
67486 1202 - LOS ANGELES ENGINEERING INC $ 536,181.91
Construct/Arnold Cypress Park Rehab 2/25 15-2/25 $ 536,181.91 67487 2181 - MCINTYRE-ST CLAIR DONALD E ST CLAIR $ 4,125.00 Svc/Team Building Workshop/City Council 2/28 CYP0222025 $ 4,125.00 67488 122124 - MIKE RAAHAUGE SHOOTING ENTERPRISES $ 25.00 PD Svc/Shooting Range(1)/SWAT 2/25 2067 $ 25.00
67489 80 - MORRIS, LETICIA $ 378.30
Instruct/Zumba 2/1-2/22 2/22/25 $ 378.30
67490 129724 - NAPA AUTO PARTS - SO CAL AUTO & TRUCK PARTS INC $ 405.87 Brake Rotors(2)/Brake Pads(2)/Misc 2/26 479242 $ 737.63 Credit/Brake Rotors(2) 4/24 479411 $ (167.98)
Credit/Brake Rotors(2) 4/24 479411(A) $ (163.78)
67491 413 - OC AUTO THEFT ADVISORY COMMITTEE $ 80.00
PD Reg/Auto Theft Advisory Commission Awards/CR & MC 4/16 PD Reg(2) 4/16 $ 80.00 67492 842 - PARKINK $ 1,898.40
Themed Shirts(300)/Day Camp 2/28 30013 $ 1,898.40
67493 2236 - PROACTIVE WORK HEALTH SERVICES $ 170.00
DOT Tests(2) 2/25 020329 $ 170.00
67494 2415 - RITE-WAY ROOF CORPORATION $ 316,505.71
Construct/Roof Recoating/City Hall & PD 2/25 393-1 $ 316,505.71 67495 106893 - SAFESHRED $ 40.00
W/C Svc/Shredding 2/11 358919 $ 40.00
67496 2129 - SHAW INDUSTRIES INC SHAW INTEGRATED SOLUTIONS INC $ 22,666.09 Final/Svc/Carpet Replacement/Comm Center 12/13 999181939 $ 22,666.09 67497 130328 - SHOETERIA $ 169.70
Safety Shoes(1)/AMorales 2/28 00816693IN $ 169.70
67498 165 - SKYLINE SAFETY & SUPPLY-PATRICIA SONTAG $ 335.28 Waterproof Thermal Jackets(5)/Engineering 3/5 9110 $ 335.28 67499 119016 - SO CAL EDISON $ 90,366.78
700134894611 - Svc/Traffic Signal 2/25 2/25(A) $ 29.46
700370018870 - Svc/Traffic Signal 2/25 2/25(B) $ 111.03 Svc/Citywide 1/11-2/10 1/11/25-2/10/25 $ 90,226.29
67500 119017 - SO CAL GAS CO $ 3,460.79
00840909006 Svc/Comm Center 2/25 2/25(G) $ 1,292.19
12600890003 Svc/Maint Yard 2/25 2/25(F) $ 275.83
13230923008 Svc/Storm Drain 2/25 2/25(E) $ 14.79
18690942000 Svc/Sr Center 2/25 2/25(D) $ 304.11
19530910009 Svc/City Hall 2/25 2/25(C) $ 1,573.87

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67501 125888 - SPARKLETTS $ 57.87
W/C Bottled Water 2/25 4089647 2/25 $ 57.87
67502 119024 - STATE COMP INSURANCE FUND $ 2,089.50
W/C Workers Comp Insurance 2/28-3/30 1002745894 $ 2,089.50 67503 122963 - STERICYCLE INC $ 47.86
PD Med Waste Removal 3/25 8009987811 $ 47.86
67504 1330 - SUPERIOR PROPERTY SERVICES, INC-SUPERIOR GRAFFITI $ 6,468.00 Svc/Graffiti Removal/Streets & Parks 2/25 18363 $ 6,468.00 67505 588 - THE COUNSELING TEAM INTERNATIONAL $ 1,000.00 PD Svc/Employee Counseling 3/25 INV103625 $ 1,000.00
67506 851 - THE UPS STORE, #5882 $ 50.00
Svc/Fingerprints(3)/Rec Volunteers 2/25 3/3/2025 $ 50.00 67507 1170 - TOM'S PLUMBING & DRAIN SERVICE CORP $ 750.00 Svc/Hydro Jet/oak Knoll Park Restroom 2/21 66785 $ 750.00 67508 1139 - UNIFIRST CORP $ 247.70
Mats/PD 10/24 2190248135 $ 9.79
Uniforms 10/24 2190238031 $ 122.26
Uniforms 11/24 2190257427 $ 115.65
67509 100308 - UNITED MAINTENANCE SYSTEMS $ 30,075.00
Svc/Custodial/City Facilities 2/25 15953 $ 6,925.00
Svc/Custodial/Lexington Park 1/25 15936(A) $ 1,250.00
Svc/Custodial/Lexington Park 2/25 15954(A) $ 1,250.00
Svc/Custodial/Park & Rec Facilities 2/25 15955 $ 8,650.00 Svc/Custodial/Park Restrooms(5) 1/25 15936 $ 6,000.00
Svc/Custodial/Park Restrooms(5) 2/25 15954 $ 6,000.00
67510 2240 - UNIVERSAL WASTE SYSTEMS $ 300.00
Svc/Porta Potties(3)/Maint Yard 12/18 0003606653 $ 300.00 67511 2089 - VAZQUEZ, JORGE M GREASE AWAY $ 600.00
Svc/Clean Exhaust Hood/Sr Center 1/3 2745 $ 600.00
67512 2399 - WAYNE PERRY, INC $ 37,115.79
Emergency Repair/Water Line/Lexington Park 11/12-11/27 451182 $ 37,115.79 67513 2491 - WELLS FARGO FINANCIAL LEASING, INC $ 187.56 W/C Rental/Copier 3/6-4/5 5033335856 $ 187.56
67514 1341 - WESTERN AUDIO VISUAL $ 6,010.65
Maint/Audio-Visual System/Council Chambers 3/2/25-3/1/26 Y444 $ 6,010.65 67515 0 - AGAPE DISIPLE CHURCH $ 300.00
Refund/Facility Deposit/Contract #10042 Rfd 3/14/25 $ 300.00 67516 0 - KOREAN-AMERICAN OBFC $ 150.00
Refund/Facility Deposit/Contract #9583 Rfd 3/14/25 $ 150.00 67517 0 - REED, DION $ 244.00
Refund/Facility Deposit/Contract #10098 Rfd 3/14/25 $ 244.00 67518 0 - THOMAS, JOHNNEKA $ 300.00
Refund/Facility Deposit/Contract #10014 Rfd 3/14/25 $ 300.00 67519 0 - TRUONG, SARINA $ 1,064.00
Refund/Recycling Deposit/CDD-24-108 Rfd 3/14/25 $ 1,064.00 67520 0 - YOON, HWA YOUNG $ 150.00
Refund/Rental Deposit/Contract #7990/7991 Rfd 3/14/25 $ 150.00 67521 2571 - EMBASSY SUITES HOTEL SAN DIEGO BAY-DOWNTOWN $ 7,155.89 PD Deposit/Hotel/Team Building Workshop 4/28-5/1 Deposit 4/28-5/1 $ 7,155.89 67522 1061 - AYRES, DIANA $ 12.00
Meals/First Aid/CPR 7/2 Reimb 8/2/24 $ 12.00
67523 2418 - GONZALEZ, JOE $ 36.00
Meals/Advanced Human Trafficking 4/2-4/4 Reimb 5/10/24 $ 36.00

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67524 0 - RIVERA, ANN $ 300.00
Refund/Facility Deposit/Contract #9401 Rfd 2/28/25 $ 300.00 67525 100863 - CIPA-CALIFORNIA INSURANCE POOL AUTHORITY $ 15,521.34 Addl Premium/Workers Comp Insurance 2023-24 1502 $ 17,078.08 Premium Adjustment/Property Insurance 2023-24 1502(A) $ (1,556.74) 67526 106914 - ADMINSURE $ 3,582.00
Workers Comp Claims Admin 4/25 17725 $ 3,582.00
67527 100723 - ALESHIRE & WYNDER, LLP $ 29,449.98
Legal Svc/Code Enforcement 1/25 93288 $ 582.30
Legal Svc/Code Enforcement 2/25 93957 $ 412.50
Legal Svc/Engineering 1/25 93285 $ 385.00
Legal Svc/Engineering 2/25 93953 $ 137.50
Legal Svc/Finance 1/25 93286 $ 27.50
Legal Svc/Finance 2/25 93954 $ 82.50
Legal Svc/General Admin 1/25 93281 $ 2,310.00
Legal Svc/General Admin 2/25 93949 $ 3,877.50
Legal Svc/Housing 1/25 93289 $ 1,350.80
Legal Svc/Housing 2/25 93958 $ 3,407.70
Legal Svc/HR 1/25 93283 $ 2,701.60
Legal Svc/HR 2/25 93951 $ 736.80
Legal Svc/Makkouk 1/25 93290 $ 624.30
Legal Svc/Planning 1/25 93284 $ 385.00
Legal Svc/Planning 2/25 93952 $ 357.50
Legal Svc/Police 1/25 93287 $ 4,250.50
Legal Svc/Police 2/25 93956 $ 3,873.88
Legal Svc/Recreation 2/25 93955 $ 110.00
Litigation Svc/General Admin 1/25 93282 $ 663.80
Litigation Svc/General Admin 2/25 93950 $ 356.80
Litigation Svc/Ihrig 1/25 93292 $ 214.90
Litigation Svc/Ihrig 2/25 93960 $ 1,136.20
Litigation Svc/Marquez 1/25 93293 $ 736.80
Litigation Svc/Marquez 2/25 93961 $ 614.00
Litigation Svc/Youngsma 1/25 93291 $ 22.50
Litigation Svc/Youngsma 2/25 93959 $ 92.10
67528 101004 - ALL AMERICAN ASPHALT CORP $ 1,195,963.10 Final/Construct/Arterial Street Rehab 2/25 210147 $ 1,195,963.10 67529 122455 - ALL AMERICAN SIGN CO, INC $ 163.50
Update Banner(1)/Pee Wee Sports 3/6 56922 $ 72.67
Update Banners(2)/Spring Egg Hunt 3/6 56921 $ 90.83
67530 105442 - ALL CITY MANAGEMENT SERVICE INC $ 15,067.94 Crossing Guard Svcs(27 Hrs)/Orange & Grindlay 2/16-3/1 99396(A) $ 694.98 Crossing Guard Svcs(558.39 Hrs) 2/16-3/1 99396 $ 14,372.96 67531 2507 - AMPERAGE SECURITY INC $ 672.35
Software Maint/Door Key Card Support 1/17/25-3/17/26 1102 $ 672.35 67532 110860 - AT&T $ 45,943.80
W/C Svc/911 Phone System 2/22/25-2/21/26 2025-26 $ 45,943.80 67533 110860 - AT&T $ 3,245.75
9391033694-PW Phone Svc 2/25 2/25(K) $ 155.55
9391033695-Civic Center Phone Svc 2/25 2/25(J) $ 31.65
Phone Svc/Multi-Line 2/13-3/12 2/13/25-3/12/25 $ 3,058.55 67534 1822 - BENEFITS COORDINATORS CORPORATION BCC $ 9,629.57 Insurance/Life/LTD/STD/Optional 4/25 16240 $ 9,629.57

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67535 1822 - BENEFITS COORDINATORS CORPORATION BCC $ 9,919.90 Insurance/Dental & Vision/City & Dist 4/25 B0HG5C $ 8,987.90 Insurance/Dental & Vision/West Comm 4/25 B0HQN1 $ 932.00 67536 2206 - BUCKNAM INFRASTRUCTURE GROUP INC $ 1,973.55 Svc/Update/Pavement Mgmt Program 2/25 385-02.01R $ 1,973.55 67537 123012 - CHARLES ABBOTT ASSOCIATES $ 5,520.00
Svc/Engineering Plan Checks 1/25 68459 $ 2,720.00
Svc/Engineering Plan Checks 2/25 68591 $ 2,800.00
67538 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 144.59 Svc/Cable TV 3/10-4/9 188680601030725 $ 144.59
67539 129539 - COAST RECREATION INC $ 624.06
Trolley Assembly(1)/Playground Equipment/Oak Knoll Park 3/17 16534 $ 624.06 67540 2035 - COMMUNICATIONS LAB BARRIOS & ASSOCIATES, LLC $ 16,187.50 Svc/City Strategic Communications Support 2/25 25-1048 $ 10,000.00 Svc/City Strategic Rebranding 2/25 25-1050 $ 6,187.50
67541 1617 - CONTROL AIR ENTERPRISES LLC $ 6,481.56
Repair/Pressure Control/PD Walk-In Cooler 12/31 3095147 $ 3,431.45 Replace/Condenser Fan Motor/PD Walk-In Cooler 9/11 3092340 $ 3,050.11 67542 1439 - CORODATA MEDIA STORAGE, INC $ 154.76
Offsite Data Storage 2/25 DS1311240 $ 154.76
67543 115003 - COUNTY OF ORANGE $ 5,682.50
Parking Violations 2/25 2/25 $ 5,682.50
67544 115003 - COUNTY OF ORANGE $ 1,104.51
PD Svc/OC Automated Telecommunication System 2/25 SH70798 $ 1,104.51 67545 710 - COUNTY OF ORANGE SHERIFF'S DEPARTMENT OCSD $ 463.50 Repair/Mobile Radio 11/24 STTM002697(A) $ 255.00
Repair/Radio Control Head 11/24 STTM002697(B) $ 69.50
Repair/Radio/Unit #670 STTM002697 $ 139.00
67546 129969 - CROWN TROPHY COLOMRICAN, INC $ 451.04
Medals(20)/Spring Volleyball 3/11 17798 $ 451.04
67547 103060 - CYPRESS CHAMBER OF COMMERCE $ 20.00
Reg/Chamber Networking Breakfast/LM 2/11 2610 $ 20.00
67548 116854 - DATA TICKET INC-MSB $ 1,475.53
Parking Citation Processing 2/25 176192 $ 1,475.53
67549 100707 - DEPT OF JUSTICE ACCT OFFICE CASHIER UNIT $ 198.00 Svc/Fingerprints(3)/PD 2/25 801854 $ 198.00
67550 2231 - ELYSIAN ARTS & EVENTS, LLC KIMBERLY DOWNEY ESMOND $ 5,491.30 Instruct/Dance 1/14-3/19 3/19/25 $ 5,491.30
67551 2461 - FCG CONSULTANTS INC $ 55,643.03
Construct Mgmt/Concrete Rehab 2/25 1135-1008I $ 1,443.60 Construct Mgmt/Residential Street Resurfacing 10/24 1135-1004J $ 32,120.00 Final/Construct Mgmt/Residential Street Resurfacing 11/24 1135-1005J $ 4,612.50 Final/Inspect/Orange Ave Rehab 2/25 1135-1008A $ 11,047.46 Inspect/5757 Plaza Drive Improvements 2/25 1135-1008F $ 1,194.32 Inspect/Various Non-CIP Engineering Permits 2/25 1135-1008C $ 5,225.15 67552 106039 - FEDERAL EXPRESS CORP $ 51.74
Svc/Linda Hunt Trustee/6297 Ball Road 3/3 879133670 $ 51.74 67553 2132 - FERGUSON ENTERPRISES LLC $ 324.63
Deburring Tool(1)/Plug(1)/Adapter(1)/Misc/Pepper Tree Park 3/6 5219747 $ 162.49 Irrigation Adapter(1)/Elbow(1)/Pepper Tree Park 3/5 5217951 $ 162.14

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67554 119018 - GOLDEN STATE WATER COMPANY $ 65,218.48
Svc/Athletic Fields 2/25 2/25(Q) $ 3,307.60
Svc/Athletic Fields 3/25 3/25(A) $ 185.08
Svc/Civic Center 2/25 2/25(M) $ 3,467.75
Svc/Community Center 2/25 2/25(P) $ 46.17
Svc/Lexington Park 2/25 2/25(O) $ 1,224.10
Svc/Maint Yard Landscaping 2/25 2/25(N) $ 766.75
Svc/Parks Landscaping 2/25 2/25(S) $ 21,874.64
Svc/Parks Landscaping 3/25 3/25(B) $ 3,299.18
Svc/Parkway Maint 2/25 2/25(T) $ 13,088.44
Svc/Parkway Maint 3/25 3/25(C) $ 13,502.94
Svc/Sr Center 2/25 2/25(L) $ 1,228.78
Svc/Stanton Channel Berm 2/25 2/25(R) $ 2,758.97
Svc/Storm Drain 3/25 3/25 $ 468.08
67555 123002 - GRAINGER $ 97.81
Battery Paks(2)/Council Chambers 1/24 9385074928 $ 97.81 67556 977 - GRANT, PETER $ 1,000.00
Executive Mgmt Wellness Program 2025 Reimb 3/28/25 $ 1,000.00 67557 110049 - GREAT SCOTT TREE SERVICE INC $ 22,357.75 Svc/Remove Tree(1) 12/13 55220 $ 700.00
Svc/Trim Tree(1) 12/13 55216 $ 230.00
Svc/Trim Trees(13)/Remove Tree(1) 12/13 55217 $ 3,752.00 Svc/Trim Trees(3) 12/9 55117 $ 155.25
Svc/Trim Trees(3) 12/9 55118 $ 184.00
Svc/Trim Trees(32) 12/19 55219 $ 1,981.00
Svc/Trim Trees(33) 12/6 55120 $ 994.25
Svc/Trim Trees(43)/Remove Tree(1) 12/19 55218 $ 8,186.00 Svc/Trim Trees(8)/Remove Tree(1) 12/4 55119 $ 2,294.00
Svc/Trim Trees(99) 12/26 55276 $ 3,881.25
67558 1464 - HANLEY CHESS ACADEMY $ 1,267.50
Instruct/Chess 2/18-3/18 3/18/25 $ 1,267.50
67559 103008 - HARTZOG & CRABILL $ 2,946.25
Consult/Traffic Plan Review & Signal Timing 2/25 25-0074 $ 405.00 Consult/Traffic Signal Cabinet Replacement 2/25 25-0075 $ 765.00 Svc/Monitor Traffic Signals 2/25 25-0073 $ 1,776.25
67560 128739 - HOME DEPOT CREDIT SVC-MAINT $ 2,855.69
Supplies/Maint 2/25 3/28/25 $ 2,855.69
67561 102993 - ITERIS, INC $ 19,904.30
Inspect/Traffic Signal Cabinet Project 2/25 178870 $ 19,904.30 67562 37 - KIDZ LOVE SOCCER-NORTH AMER YOUTH ACTIVITIES, LLC $ 1,121.25 Instruct/Soccer 1/25-3/15 3/15/25 $ 1,121.25
67563 122069 - LIEBERT CASSIDY WHITMORE $ 4,428.60
Legal Svc/HR Matter #CY020-00001 2/25 288395 $ 3,208.00 Legal Svc/HR Matter #CY020-00043 2/25 289316 $ 1,220.60 67564 2215 - LIGHTBOX PARENT, LP $ 9,538.84
GIS Mapping Software Maint/Planning 2/27/25-2/26/26 INVLBP48042 $ 9,538.84 67565 933 - LSA ASSOCIATES, INC $ 12,604.75
Consult/Mitigated Negative Declaration/5665 Plaza Dr 2/25 198058 $ 4,013.50 Svc/Environmental Impact Report/Tentative Tract Map/LART 2/25 198049 $ 8,591.25 67566 109269 - MILES, HILDA $ 828.75
Instruct/Hula Dance 2/11-3/20 3/20/25 $ 828.75
67567 985 - NATIONAL AUTO FLEET GROUP $ 75,497.70
Ford Truck(1)/Unit #130 3/13 WF11273 $ 75,497.70

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67568 108944 - OFFICE DEPOT $ 288.74
Supplies/Citywide 2/25 3/28/25 $ 288.74
67569 871 - PEREZ, DIANA $ 261.30
Instruct/Learn & Grow 2/26-3/19 3/19/25 $ 261.30
67570 2352 - PSA PRINT GROUP PRINTING & MAILING SERVICES INC $ 3,007.14 Svc/Print/Traffic Citation Notice to Appear(10K Books) 2/27 35777 $ 3,007.14 67571 2218 - READWRITE EDUCATIONAL SOLUTIONS INC $ 339.30 Instruct/Reading & Math Development 3/3-3/19 3/19/25 $ 339.30 67572 101148 - RED WING SHOE STORE $ 471.94
Safety Shoes(1)/ERodriguez 3/15 20250320025347A $ 244.71 Safety Shoes(1)/TSawyer 3/14 20250320025347 $ 227.23
67573 130231 - RSG, INC ROSENOW SPEVACEK GROUP INC $ 2,587.50 Consult/Affordable Housing/Citrus Square 2/25 13226 $ 462.50 Svc/Affordable Housing Compliance Monitoring 2/25 13227 $ 2,125.00 67574 100453 - SAGONA'S ALL CITY BACKFLOW $ 425.00
Repair/Backflow Devices(2) 3/17 108832 $ 260.00
Svc/Test & Certify/Backflow Device(1) 3/24 108832(A) $ 165.00 67575 2031 - SDI PRESENCE LLC $ 2,288.25
W/C Svc/Cloud Backup 2/25 18713 $ 792.00
W/C Svc/Monitor IT/CAD System 2/25 18507 $ 1,417.50
W/C Svc/Security Software 2/25 18648 $ 78.75
67576 119051 - SMART & FINAL (REC & PARKS) $ 153.57
Food/Playground/Kids Night Out 2/20 20002902 2/20/25 $ 23.24 Food/Sr Center Dance 2/11 20044102 2/11/25 $ 76.03
Supplies/Sr Center Dance 2/14 2011801 2/14/25 $ 54.30
67577 108459 - SMART & FINAL-POLICE ACCT $ 212.87
Supplies/PD Breakroom 2/7 00012101 2/7/25 $ 212.87
67578 119016 - SO CAL EDISON $ 7,849.40
700003851853 Svc/Parkways 2/25 2/25(C) $ 504.53
700351486618 Svc/Willow Park 2/25 2/25(E) $ 369.25
700428641933 Svc/Mackay Park 2/25 2/25(F) $ 119.10
700564248438 Svc/Traffic Signals 2/25 2/25(D) $ 2,962.97 700710877173 - Svc/Lexington Park 3/25 3/25 $ 3,483.06
700921885822 - Svc/Arnold Cypress Park 1/9-3/11 1/9-3/11 $ 410.49 67579 119017 - SO CAL GAS CO $ 24.23
08131074000 Svc/Storm Drain 3/25 3/25 $ 24.23
67580 543 - SORVILLO, BRYAN $ 8,302.00
Instruct/Group Tennis 2/19-3/21 3/21/25 $ 8,190.00
Instruct/Private Tennis 2/25 2/25 $ 112.00
67581 1591 - SOUTHERN CALIFORNIA NEWS GROUP $ 1,002.22
Pub Hearing/Amend/Land Use Element 0011717672 $ 630.94
Pub Notice/State Controller's Report 0011722025 $ 371.28 67582 1279 - SOUTHERN CALIFORNIA SHREDDING, INC $ 65.00 PD Svc/Shredding 3/10 277012 $ 65.00
67583 125888 - SPARKLETTS $ 325.13
Comm Center Bottled Water 2/25 4104724 2/25 $ 39.91
Maint Bottled Water 2/25 4106666 2/25 $ 121.59
PD Bottled Water 2/25 4104648 2/25 $ 142.18
Print Shop Bottled Water 2/25 4105217 2/25 $ 8.48
Sr Center Bottled Water 2/25 4104716 2/25 $ 12.97
67584 2576 - SPARTAN ATHLETIC CO $ 9,358.37
Soccer Goals/Lexington Park 3/12 915757 $ 9,358.37
67585 116238 - STAPLES BUSINESS ADVANTAGE $ 1,278.04
Supplies/Citywide 2/25 3/28/25 $ 1,278.04

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67586 115445 - SWARCO MCCAIN TRAFFIC SUPPLY $ 892,496.56 Traffic Signal Cabinet Components(429) 2/26 INV0285225285336 $ 892,496.56 67587 127207 - UNDERGROUND SVS ALERT OF SO CA $ 525.68
Fee/Underground Safety Board 2024 24-250019 $ 525.68
67588 1139 - UNIFIRST CORP $ 2,199.61
Uniforms/Mats 1/25 1/25 $ 539.85
Uniforms/Mats 10/24 10/24 $ 537.30
Uniforms/Mats 11/24 11/24 $ 433.26
Uniforms/Mats 12/24 12/24 $ 689.20
67589 116933 - V & V MANUFACTURING INC $ 423.24
PD Honor Guard Badges(2)/Honor Guard Cap Pieces(2) 3/20 62144 $ 423.24 67590 1997 - VACCARO, FRANK WEST COAST OFFICIALS $ 1,452.00 Officials(22 Games)/Youth Basketball 4/5-4/14 1901 $ 1,452.00 67591 1992 - VOORHEES, RONDA $ 1,046.50
Instruct/Piano 2/24-3/17 3/17/25 $ 1,046.50
67592 1993 - WATANABE , BRYCE I $ 1,981.20
Instruct/Karate 2/10-3/19 3/19/25 $ 1,981.20
67593 2399 - WAYNE PERRY, INC $ 815.95
Repair/Plumbing Line/Sr Center 2/26 459656 $ 815.95
67594 112149 - WESTERN EXTERMINATOR COMPANY $ 402.50
Svc/Pest Control/Citywide 2/25 521669C $ 402.50
67595 1962 - WEX HEALTH INC $ 90.00
Admin Fee/FSA 2/25 0002119582IN $ 90.00
67596 1074 - WOMAN'S CLUB OF CYPRESS $ 55.00
Dues/Woman's Club of Cypress/PG 6/1/25-5/31/26 Dues/PG 2025-26 $ 55.00 67597 2273 - YOUNG REMBRANDTS NORTH ORANGE COUNTY BI DAN YU $ 520.00 Instruct/Youth Drawing 2/18-3/18 3/18/25 $ 520.00
67598 1974 - YUNEX LLC $ 9,534.69
Repair/Traffic Signals 2/25 5610004701 $ 4,309.59
Traffic Signal Maint 2/25 90003961 $ 5,225.10
67599 0 - BOGNER, PAUL $ 40.00
Refund/Citation #CP486761 Rfd 3/28/25 $ 40.00
67600 0 - CHANG, JESSIE $ 160.00
Refund/Pickleball 2/19-3/12 Rfd 3/28/25 $ 160.00
67601 0 - COMMUNITY OF THE WORD $ 300.00
Refund/Facility Deposit/Contract #10050 Rfd 3/28/25 $ 300.00 67602 0 - GEYER, LINDA $ 12.00
Refund/Facility Deposit/Contract #9996 Rfd 3/28/25 $ 12.00 67603 0 - JARRETT, ROY $ 300.00
Refund/Facility Deposit/Contract #10101 Rfd 3/28/25 $ 300.00 67604 0 - LEOTA, CRYSTAL $ 300.00
Refund/Facility Deposit/Contract #10083 Rfd 3/28/25 $ 300.00 67605 0 - MUHAMMAD, MAZNAVI H $ 40.00
Refund/Citation #CP487587 Rfd 3/28/25 $ 40.00
67606 0 - MURALI, NANDHAKUMAR $ 1,000.00
Refund/Recycling Deposit/CDD-24-344/8742 Walker St Rfd 3/28/25 $ 1,000.00 67607 0 - PATEL, CHIRAG $ 300.00
Refund/Facility Deposit/Contract #9850 Rfd 3/28/25 $ 300.00 67608 0 - SRI LANKA MUSLIM ASSOC OF CALIFORNIA $ 300.00 Refund/Facility Deposit/Contract #9352 Rfd 3/28/25 $ 300.00 67609 0 - TADEMY, NYKAUNI $ 300.00
Refund/Facility Deposit/Contract #9957 Rfd 3/28/25 $ 300.00 67610 100773 - VORTEX $ 2,474.12
Repair/Front Entrance Door/Comm Center 12/18 08-1780222 $ 2,474.12

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67611 123012 - CHARLES ABBOTT ASSOCIATES $ 101,630.00
Svc/National Pollutant Discharge Elimination/Program Mgmt 1/25 68496 $ 15,535.00 Svc/National Pollutant Discharge Elimination/Program Mgmt 10/24 68077 $ 16,955.00 Svc/National Pollutant Discharge Elimination/Program Mgmt 11/24 68242 $ 14,215.00 Svc/National Pollutant Discharge Elimination/Program Mgmt 12/24 68336 $ 10,075.00 Svc/National Pollutant Discharge Elimination/Program Mgmt 2/25 68594 $ 14,495.00 Svc/National Pollutant Discharge Elimination/Program Mgmt 8/24 67855 $ 12,675.00 Svc/National Pollutant Discharge Elimination/Program Mgmt 9/24 67971 $ 17,680.00 67612 105412 - DEPT OF INDUSTRIAL RELATIONS $ 1,350.00
Late Fee/Svc/Elevator/Council Chambers 3/12/24 S2072666SN Pnty $ 675.00 Late Fee/Svc/Elevator/Council Chambers 6/25/21 S1829482SN Pnty $ 675.00 67613 2571 - EMBASSY SUITES HOTEL SAN DIEGO BAY-DOWNTOWN $ 11,652.76 Final/Hotel/PD Team Building Workshop 4/28-5/1 Fnl 4/28-5/1 $ 11,652.76 67614 639 - 10-8 RETROFIT, INC $ 2,152.20
Repair/Lightbar Electrical/Unit #622 21124 $ 890.81
Repair/Rear Box/Unit #670 21137 $ 745.81
Replace/Lights(2)/Unit #603 21127 $ 515.58
67615 1346 - A1 TEST ONLY & SMOG $ 285.00
Svc/Smog Test/Unit #134 335519 4/3/25 $ 85.00
Svc/Smog Test/Unit #150 1223644 3/31/25 $ 40.00
Svc/Smog Test/Unit #167 1264684 4/2/25 $ 40.00
Svc/Smog Test/Unit #171 1312809 3/25/25 $ 40.00
Svc/Smog Test/Unit #665 1503983 3/25/25 $ 40.00
Svc/Smog Test/Unit #801 1191578 4/1/25 $ 40.00
67616 290 - AC EXCHANGE AUTO $ 1,090.69
Repair/Air Conditioner Compressor/Unit #618 053767 $ 695.68 Repair/Air Conditioner Leak/Unit #124 053769 $ 395.01
67617 123456 - ADS CONSULTING GROUP INC $ 3,653.70
Consult/Network 2/10-2/27 206414 $ 3,653.70
67618 1570 - ADVANTAGE COLOR GRAPHICS ADVANTAGE MAILING, LLC $ 4,959.59 Svc/Print/City & Recreation Newsletter 4/24 228601 $ 4,959.59 67619 270 - AITHAL, DARSHINI $ 478.40
Instruct/Chair Yoga 3/4-3/25 3/25/25 $ 250.25
Instruct/Flow Yoga 3/3-3/31 3/31/25 $ 228.15
67620 105442 - ALL CITY MANAGEMENT SERVICE INC $ 17,318.90 Crossing Guard Svc(30 Hrs)/Orange & Grindlay 3/2-3/15 99701(A) $ 772.20 Crossing Guard Svc(642.84 Hrs) 3/2-3/15 99701 $ 16,546.70 67621 2332 - ARCHAMBAULT INVESTIGATIONS & POLYGRAPH $ 1,000.00 PD Svc/Polygraphs(4) 2/25 2025-01 $ 1,000.00
67622 1619 - ARDURRA GROUP, INC-ANDERSON PENNA PARTNERS $ 966.00 Svc/Administrative Assistance/Pavement Mgmt Relief Program 2/25 162228 $ 966.00 67623 110860 - AT&T $ 3,501.23
Cell Svc/Maint 3/25 3/25(G) $ 52.91
Cell Svc/PD 3/25 3/25(I) $ 1,115.52
PD CIB Callyo Body Wire 3/25 3/25(F) $ 62.04
PD Svc/Mobile Data 3/25 3/25(E) $ 1,994.15
Svc/Engineering Mobile Hotspots 3/25 3/25(D) $ 80.48
Svc/Planning iPads 3/25 3/25(C) $ 66.44
Wireless Svc/Sewer Truck & Myra Pump Station #2 3/25 3/25(H) $ 129.69 67624 110860 - AT&T $ 4.43
2481347232-Admin Phone Svc 4/25 4/25 $ 4.43

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67625 110860 - AT&T $ 2,392.82
9391033696-PD Phone Svc 3/25 3/25(A) $ 31.65
Svc/Internet 3/25 000023268632 $ 1,040.18
W/C Svc/Priority Radio Line 3/25 000023269790 $ 1,320.99 67626 110860 - AT&T $ 1.79
East Wing Fax Line 3/25 3/25(B) $ 1.79
67627 252 - AUTO ZONE, INC $ 135.71
Replace/Door Check Strap/Unit #141 05226049261 $ 61.41
Wiper Blades(4) 3/12 05521557747 $ 74.30
67628 1444 - AXON ENTERPRISE, INC $ 75,075.74
PD Mobile Audio Video Systems(21)/Year 2 1/25 INUS311099 $ 75,075.74 67629 109327 - BEE REMOVERS - HONEYCOTT, INC $ 375.00
Svc/Bee Removal/City Hall 3/19 603146 $ 140.00
Svc/Bee Removal/Library 3/20 603125 $ 235.00
67630 1822 - BENEFITS COORDINATORS CORPORATION BCC $ 963.06 Insurance/Vision Claims/City & Dist & West Comm 3/25 B0HRF7 $ 963.06 67631 705 - BOA ARCHITECTURE $ 3,895.00
Design/Exterior Door Replacement/Sr Center 2/25 25-3152-1 $ 3,895.00 67632 2205 - BP FORD OF LONG BEACH $ 2,701.07
Coils(6)/Sensors(3)/Misc 12/20 220477FOW $ 941.89
Hose Assembly(1)/Seal(1)/Thermostat(1)/Misc 3/3 222160FOW $ 144.24 Replace/Tube Assembly/Unit #620 221215FOW $ 205.07
Sensors(3) 1/31 221387FOW $ 307.47
Valves(2)/Spring(1) 2/19 221869FOW $ 105.65
Wheel Assemblies(3)/Housing(1)/Misc 1/6 220743FOW $ 996.75 67633 1600 - BRIGHTVIEW LANDSCAPE SERVICES, INC $ 38,770.73 Svc/Landscape/Berm 3/25 9274609 $ 3,080.00
Svc/Landscape/Citywide 3/25 9260808 $ 28,559.99
Svc/Landscape/Lexington Park 3/25 9314324 $ 6,831.76
Svc/Seasonal Fertilization/Lexington Park 3/25 9314324(A) $ 298.98 67634 866 - C3 OFFICE SOLUTIONS $ 9.00
W/C Copier Svc/Supplies 3/3-4/2 INV196723 $ 9.00
67635 103141 - CA FORENSIC PHLEBOTOMY, INC $ 286.78
PD Blood/Alcohol Tests(2) 3/25 2857 $ 286.78
67636 103197 - CALIFORNIA PARK & REC SOCIETY - CPRS $ 145.00 Dues/CA Park & Rec Society/IK 5/1/25-4/30/26 Dues/IK 2025-26 $ 145.00 67637 111882 - CALIFORNIA YELLOW CAB CORP $ 6,435.00
Sr Center/Nutrition Program 2/25 2503025 $ 1,290.00
Taxi Vouchers/Sr Center 2/25 2501025 $ 5,145.00
67638 2118 - CASC ENGINEERING AND CONSULTING, INC $ 2,604.60 Consult/Modernization & Integration/Business Park 2/25 0053020 $ 2,604.60 67639 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 1,568.99 Svc/Internet Access 3/16-4/15 187625401031425 $ 1,568.99 67640 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 563.75 W/C Svc/Internet 3/25 218496501040125 $ 563.75
67641 2090 - CHARTER COMMUNICATIONS HOLDINGS LLC SPECTRUM $ 1,295.17 W/C CAD/RMS Ethernet Connection 4/5-5/4 187630201040125 $ 1,295.17 67642 2035 - COMMUNICATIONS LAB BARRIOS & ASSOCIATES, LLC $ 5,000.00 Svc/Recreation Strategic Communication Support 3/25 25-1085 $ 5,000.00 67643 115003 - COUNTY OF ORANGE $ 1,490.00
PD Svc/Automated Fingerprint Identification System 2/25 SH70838 $ 1,490.00 67644 115003 - COUNTY OF ORANGE $ 15,825.75
Agreement/Animal Shelter 1/1/25-3/31/25 AC2590056 $ 15,825.75

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67645 129969 - CROWN TROPHY COLOMRICAN, INC $ 87.55
Plaque(1)/Sr Center Volunteer Award 3/25 17840 $ 87.55
67646 2350 - CUSTOM TRUCK ONE SOURCE, L.P. $ 4,702.40
Repair/Bucket/Boom Truck Unit #120 2025007192557 $ 4,702.40 67647 1622 - DANIELS TIRE SERVICE, INC $ 681.16
Vehicle Tires(6) 3/28 200534122 $ 681.16
67648 101879 - DOOLEY ENTERPRISES $ 14,595.82
PD Ammo(42K Rnds) 4/1 69792 $ 14,595.82
67649 100501 - ECS IMAGING INC $ 5,917.75
Laserfishe Licensing(10 Users) 4/21/25-4/20/26 19542 $ 5,917.75 67650 1296 - EDCO CNG $ 714.92
Natural Gas(209.04 Gls)/Sweepers(2) 3/1-3/15 03262025-6-A $ 714.92 67651 1488 - ENTERPRISE HOLDINGS INC $ 1,994.70
PD Rental Car(1) 2/22-3/24 38554506(A) $ 821.82
PD Rental Car(1) 2/9-3/11 38554506 $ 1,172.88
67652 104530 - EXPERIAN $ 100.00
PD Credit Reports 3/25 6000043739 $ 100.00
67653 2235 - FACILITY SOLUTIONS GROUP, INC $ 485.38
Wall Lights(4)/PD Lower Parking Deck 3/11 5533461-00 $ 485.38 67654 2461 - FCG CONSULTANTS INC $ 36,180.11
Inspect/Residential Street Rehab 2/25 1135-1008H $ 2,331.26 Inspect/Roof Recoating/PD & City Hall 1/25 1135-1007G $ 8,707.66 Inspect/Roof Recoating/PD & City Hall 2/25 1135-1008G $ 25,141.19 67655 2132 - FERGUSON ENTERPRISES LLC $ 323.16
Flush Valve(1)/Gloves(1 Pr)/Misc 2/26 5195598 $ 323.16
67656 107899 - FIREWORKS AND STAGE FX AMERICA $ 13,750.00 Deposit/Fireworks Display/Salute to America 6/27 22814 $ 13,750.00 67657 130353 - FLEETPRIDE $ 125.29
Air Brake Connectors(6)/Brass Elbows(3)/Swivels(3) 3/7 124029914 $ 125.29 67658 1115 - FRONTIER $ 3,237.45
7148996947 - Phone Svc/Sewers 4/25 4/25(A) $ 90.78
W/C Phone Svc/5624931036 4/25 4/25(B) $ 95.77
W/C Phone Svc/5627955413 4/25 4/25 $ 3,050.90
67659 1317 - GEORGE HILLS COMPANY INC $ 7,649.00
Admin Fee/Liability Claims 1/1/25-3/31/25 INV1030702 $ 3,824.50 Admin Fee/Liability Claims 4/1/25-6/30/25 INV1031424 $ 3,824.50 67660 119018 - GOLDEN STATE WATER COMPANY $ 8,566.57
Svc/Parkway Maint 3/25 3/25(E) $ 7,816.72
Svc/Storm Drain 3/25 3/25(D) $ 749.85
67661 123002 - GRAINGER $ 47.95
Lock Nut Wrenches(6) 4/4 9459211711 $ 47.95
67662 1133 - GRANICUS SWAGIT PRODUCTIONS, LLC $ 743.65
Svc/Video Stream/Council Meetings 4/25 199358 $ 743.65
67663 1018 - GREEN HALO SYSTEMS INC-WASTETRACKING.COM $ 2,752.00 Svc/Waste Tracking System 1/25 5424 $ 344.00
Svc/Waste Tracking System 10/24 5220 $ 344.00
Svc/Waste Tracking System 11/24 5296 $ 344.00
Svc/Waste Tracking System 12/24 5357 $ 344.00
Svc/Waste Tracking System 2/25 5477 $ 344.00
Svc/Waste Tracking System 7/24 5140 $ 344.00
Svc/Waste Tracking System 8/24 5141 $ 344.00
Svc/Waste Tracking System 9/24 5166 $ 344.00

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67664 1965 - GREENFIELDS OUTDOOR FITNESS, INC $ 199.34
Rubber Gloves(4 Pr) 3/28 S29156 $ 199.34
67665 110815 - GRIFFIN STRUCTURES INC $ 38,331.72
Construct Mgmt/Arnold Cypress Park Rehab 2/25 GSI-CACPR448-15 $ 38,331.72 67666 1464 - HANLEY CHESS ACADEMY $ 1,267.50
Instruct/Chess 3/24-3/28 3/28/25 $ 1,267.50
67667 2580 - HELM, AMY DEBOOM JUMP ACTION $ 450.00
Rent/Moonbounce/Spring Egg Hunt 4/19 41925 $ 450.00
67668 120000 - INSIGHT PUBLIC SECTOR $ 78,195.22
PD Sub/Automated License Plate Readers(8) 2/14/25-2/13/27 1101223792 $ 25,700.00 PD Sub/Racial & Identity Profiling Act Reporting 2/25 1101256863 $ 197.30 Software Licenses/VMware/Data Center 11/6/24-11/5/27 1101255909 $ 52,297.92 67669 102993 - ITERIS, INC $ 7,343.60
Final/Design/Wireless Communications/Various Locations 2/25 179371 $ 7,343.60 67670 109148 - JACK'S LAWNMOWER SHOP $ 86.40
Springs(10)/Tree Trimmers 2/18 0185 $ 86.40
67671 103024 - JHM & CARSON SUPPLY $ 2,205.94
Batteries(12) 12/16 101412/3 $ 36.68
Elbow Sockets(4)/Coupling Sockets(6)/Misc 3/10 102834/3 $ 271.10 Master Valve(1)/PVC Cement(64 Oz)/Misc 1/3 101661/3 $ 922.31 Pressure Regulating Filters(4)/Oak Knoll Park 3/17 102923/3 $ 152.10 Sprinkler Valves(3)/Controller(1)/Misc 1/28 102060/3 $ 823.75 67672 2039 - KELLY SPICERS INC KELLY SPICER STORES $ 562.25 Specialty Paper(15 Rms) 3/24 11882398 $ 562.25
67673 2417 - KIDZ TALENT ACADEMY LLC ANIYAH WILLIAMS $ 960.05 Instruct/Gymnastics & Tumbling 3/6-3/20 3/20/25 $ 960.05 67674 111037 - KNOTTS BERRY FARM $ 4,250.00
Excursion(68)/Day Camp 6/18 6/18/25 $ 4,250.00
67675 109290 - LONG BEACH BMW-RCA INVESTMENTS INC $ 1,700.78 PD Svc/18K Mile Tune Up/Motor Unit #658 52775 $ 1,700.78 67676 2385 - MAD SCIENCE THE JAY PARTICLE LLC $ 925.60
Instruct/Wings & Things Camp 3/24-3/28 3/28/25 $ 925.60 67677 2217 - MI JALISCO NURSERY INC $ 892.99
Plant(1) 1/13 4339 $ 165.34
Plants(120) 3/26 5240 $ 595.35
Plants(3) 3/13 5124 $ 132.30
67678 80 - MORRIS, LETICIA $ 354.90
Instruct/Zumba 3/1-3/29 3/29/25 $ 354.90
67679 129724 - NAPA AUTO PARTS - SO CAL AUTO & TRUCK PARTS INC $ 1,168.63 Brake Rotors(4) 3/10 479414 $ 514.13
Brake Rotors(4)/Brake Pad(1)/Sockets(4) 3/11 480092 $ 654.50 67680 985 - NATIONAL AUTO FLEET GROUP $ 72,586.07
Ford F250 Truck(1) 3/24 15106562 $ 72,586.07
67681 125848 - NATIONAL SAFETY COMPLIANCE INC $ 208.73
Drug Tests(2)/Alcohol Test(1) 3/25 100913 $ 208.73
67682 672 - O'REILLY AUTO PARTS $ 1,330.80
Exhaust Rain Cap(1)/Pump Station #1 2/26 3078-141768 $ 19.44 Fuel Separators(2)/Air Filters(4)/Misc 3/13 3078-145144 $ 401.26 Motor Oil(25 Qts)/Oil Filters(5)/Misc 3/4 3078-143010 $ 217.82 Replace/Brake Rotors(2)/Unit #801 3078-142317 $ 263.02
Replace/Seat Cover/Unit #130 3078-145959 $ 43.09
Spark Plug(1)/Anti-Freeze(6 Gls)/Blower Motor(1)/Misc 3/31 3078-149325 $ 386.17 67683 122725 - ORANGE COUNTY SANITATION DISTRICT $ 22,061.89 Sewer Connect Fees 2/25 2/25 $ 22,061.89

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67684 828 - PACIFIC RIM AUTOMATION INC $ 2,062.50
Emergency Svc/Pump Station Monitoring System Failure 11/5-11/6 10479 $ 2,062.50 67685 129575 - PARKHOUSE TIRE INC $ 548.22
Roadside Svc/Tire Mounting/Unit #152 1020290609 $ 357.32 Vehicle Tires(2) 3/13 1020292086 $ 190.90
67686 2598 - POWERS, COURTNEY $ 174.00
Reimb/Meals/CPRS Conference 3/18-3/21 Reimb 4/11/25 $ 174.00 67687 1825 - PRISM PUBLIC RISK INNOVATION SOLUTIONS & MGMT $ 1,304.10 EAP/City and West Comm(405) 4/1/25-6/30/25 25401291 $ 1,304.10 67688 2274 - R&S OVERHEAD DOORS OF SO CAL INC $ 740.00
Repair/Rolling Gate/Maint Yard 1/6 & 1/9 1-21-1086643 $ 740.00 67689 2134 - RODRIGUEZ, ERVY $ 227.98
Reimb/Meals/Transport/CPRS Conference 3/18-3/21 Reimb 4/11/25 $ 227.98 67690 109096 - S.C. SIGNS & SUPPLIES, LLC $ 347.49
Anti-Graffiti Signs(25) 7/26 250132 $ 347.49
67691 106893 - SAFESHRED $ 40.00
W/C Svc/Shredding 3/11 359722 $ 40.00
67692 2031 - SDI PRESENCE LLC $ 891.00
W/C Credit/Svc/Cloud Backup 5/24 18837 $ (120.06)
W/C Svc/Cloud Backup 5/24 16283 $ 1,011.06
67693 939 - SKYHAWKS SPORTS ACADEMY, INC $ 4,576.34
Instruct/Basketball Spring Camp 3/24-3/28 3/28/25 $ 1,058.85 Instruct/Basketball/Soccer/Multi-Sport 1/15-3/15 3/15/25 $ 3,517.49 67694 119016 - SO CAL EDISON $ 28.15
700134894611 - Svc/Traffic Signal 3/25 3/25(A) $ 28.15
67695 119017 - SO CAL GAS CO $ 3,604.65
00840909006 Svc/Comm Center 3/25 3/25(G) $ 1,319.32
12600890003 Svc/Maint Yard 3/25 3/25(C) $ 275.67
13230923008 Svc/Storm Drain 3/25 3/25(D) $ 24.27
14011061398 Svc/Storm Drain 3/25 3/25(B) $ 32.17
16111070716 Svc/Storm Drain 3/25 3/25(A) $ 27.70
18690942000 Svc/Sr Center 3/25 3/25(E) $ 367.69
19530910009 Svc/City Hall 3/25 3/25(F) $ 1,557.83
67696 125888 - SPARKLETTS $ 48.89
W/C Bottled Water 3/25 4089647 3/25 $ 48.89
67697 119024 - STATE COMP INSURANCE FUND $ 2,089.50
W/C Workers Comp Insurance 3/30-4/30 1002745895 $ 2,089.50 67698 122862 - STEVEN ENTERPRISES INC $ 276.50
Maint Svc/Plotter/Engineering 2/28 58312 $ 276.50
67699 1330 - SUPERIOR PROPERTY SERVICES, INC-SUPERIOR GRAFFITI $ 6,468.00 Svc/Graffiti Removal/Streets & Parks 3/25 18381 $ 6,468.00 67700 1348 - SUPPLY SOLUTIONS-SIGNAL HILL AUTO ENTERPRISES, INC $ 946.73 Trash Can Liners(2K) 3/4 086421 $ 946.73
67701 2071 - THAT SOUND GUY DARREN KNOWLES $ 700.00
Svc/Audio/Emcee/Spring Egg Hunt 4/19 90 $ 700.00
67702 851 - THE UPS STORE, #5882 $ 50.00
Svc/Fingerprints(1)/Rec Volunteers 3/25 4/1/2025 $ 25.00 Svc/Fingerprints(1)/Recreation 3/25 4/1/2025(A) $ 25.00 67703 2070 - TWIST AND SHOUT EVENTS, INC $ 995.00
Entertainers(3)/Spring Egg Hunt 4/19 462710618946442 $ 995.00 67704 127207 - UNDERGROUND SVS ALERT OF SO CA $ 377.05
Svc/DigAlert Tickets 2/25 220250226 $ 117.30
Svc/DigAlert Tickets 3/25 320250233 $ 259.75

EFT/ Warrant
Number Vendor Payment Amount Description Invoice Invoice Amount City of Cypress
Payment Register
03/08/25 - 04/11/25
67705 100308 - UNITED MAINTENANCE SYSTEMS $ 22,825.00
Svc/Custodial/City Facilities 3/25 15975 $ 6,925.00
Svc/Custodial/Park & Rec Facilities 3/25 15977 $ 8,650.00 Svc/Custodial/Park Restroom/Lexington Park 3/25 15976(A) $ 1,250.00 Svc/Custodial/Park Restrooms(5) 3/25 15976 $ 6,000.00
67706 116933 - V & V MANUFACTURING INC $ 1,189.27
W/C Repair/Badges(18) 4/1 62192 $ 1,189.27
67707 1997 - VACCARO, FRANK WEST COAST OFFICIALS $ 1,320.00 Officials(20 Games)/Youth Basketball 4/17-5/5 1902 $ 1,320.00 67708 2072 - VELASCO, ALICIA $ 34.94
Reimb/Transport/Home to Airport/Planning Commission Conf 3/5 Reimb 4/11/25 $ 34.94 67709 129595 - VERIZON WIRELESS - CA $ 61.68
Cell Svc/Rec 3/25 3/25 $ 61.68
67710 2491 - WELLS FARGO FINANCIAL LEASING, INC $ 187.56 W/C Rental/Copier 4/6-5/5 5033728909 $ 187.56
67711 2193 - WEST GROVE VOLLEYBALL, LLC $ 222.95
Instruct/Volleyball 3/2-3/23 3/23/25 $ 222.95
67712 0 - AGAPE DISCIPLE CHURCH $ 300.00
Refund/Facility Deposit/Contract #10044 Rfd 4/11/25 $ 300.00 67713 0 - BROWN, GRACE $ 163.00
Refund/Tennis 3/28-6/6 Rfd 4/11/25 $ 163.00
67714 0 - CHANG, JESSIE $ 44.50
Refund/Pickleball 3/19 Rfd 4/11/25 $ 44.50
67715 0 - DINLEY, JOYCE $ 300.00
Refund/Facility Deposit/Contract #10213 Rfd 4/11/25 $ 300.00 67716 0 - HAMDJA, ERICK $ 300.00
Refund/Facility Deposit/Contract #10105 Rfd 4/11/25 $ 300.00 67717 0 - SITO, NICHOLAS $ 300.00
Refund/Facility Deposit/Contract #9730 Rfd 4/11/25 $ 300.00 67718 0 - WOHLFORD, DULCE $ 203.00
Refund/Soccer 3/29-5/17 Rfd 4/11/25 $ 203.00
67719 2215 - LIGHTBOX PARENT, LP $ 9,538.84
GIS Mapping Software Maint/Planning 2/27/25-2/26/26 INVLBP48042 $ 9,538.84 67442 101004 - ALL AMERICAN APSHALT CORP $ (171.05)
Asphalt(2 Tons) 10/13/21 1083708 $ (171.05)
67564 2215 - LIGHTBOX PARENT, LP $ (9,538.84)
GIS Mapping Software Maint/Planning 2/27/25-2/26/26 INVLBP48042 $ (9,538.84) 66039 112187 - HEALY, BRIAN $ (12.00)
Meal/First Aid/CPR/AED Refresher 7/23 Reimb 8/30/24 $ (12.00) 65179 2418 - GONZALEZ, JOE $ (36.00)
Meals/Advanced Human Trafficking 4/2-4/4 Reimb 5/10/24 $ (36.00) 65769 1061 - AYRES, DIANA $ (12.00)
Meals/First Aid/CPR 7/2 Reimb 8/2/24 $ (12.00)
67438 0 - RIVERA, ANN $ (300.00)
Refund/Facility Deposit/Contract #9401 Rfd 2/28/25 $ (300.00) 67206 100773 - VORTEX $ (2,474.12)
Repair/Front Entrance/Comm Center 12/18 08-1780222 $ (2,474.12) Total EFTs $ 597,297.90 $ 597,297.90
Total Warrants $ 4,771,195.47 4,771,195.47
Transfer to Payroll (W1552) $ 760,804.54 Payroll 02/28/25-03/14/25 760,804.54 Transfer to Payroll (W1553) $ 793,675.01 Payroll 03/14/25-03/28/25 793,675.01 Grand Totals $ 6,922,972.92 $ 6,922,972.92

CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 14.

FROM: Alicia Velasco, Planning Director
DATE: 04/28/2025
SUBJECT: Approve the Business Park Modernization and Integration Project

RECOMMENDATION

1. Adopt a Resolution amending the General Plan Land Use Element; and

2. Introduce for first reading an Ordinance adopting the Cypress Business Park Specific Plan, repealing five specific plans, and approving an Initial Study/Negative Declaration; and

3. Introduce for first reading an Ordinance amending off-street parking requirements and definitions in the Cypress Zoning Ordinance.

SUMMARY
Over the past several years, the City Council’s Strategic Plan has included objectives to modernize the land use regulations that govern the Cypress Business Park. Originally adopted between 1978 and 1994, the regulations do not reflect current economic conditions nor do they meet the city’s regulatory needs. The recommended Cypress Business Park Specific Plan modernization and integration project consolidates five specific plans into a single, unified plan with consistent development standards designed to ensure the Business Park’s and community's future success. The recommended Specific Plan clarifies the City Council’s land use authority and maintains its responsibility for the Business Park’s built environment. Importantly, the Specific Plan will enhance the quality of life in Cypress’ residential neighborhoods and prohibits logistics facilities in Cypress.

DISCUSSION
Land use and development in the Cypress Business Park (roughly located along Katella Ave east of Siboney Street to the city border and Valley View Street from Orangewood Ave to Cerritos Ave) are governed by six specific plans. The recommended Cypress Business Park Specific Plan (CBPSP) consolidates and modernizes five of the specific plans, resolves conflicts with state regulations and other city zoning ordinances, and updates land use definitions. The sixth specific plan (the Warland-Cypress Business Center Specific Plan) is not a part of the project at the request of Warland Investments Company, which owns most of the specific plan area.
the specific plan area.

Cypress Business Park Specific Plan Overview
The recommended CBPSP is the result of a multi-year effort by the Planning department, expert consultants, Business Park landowners, and a City Council-created advisory board to future-proof the Business Park while ensuring that it continues to operate in harmony with Cypress’ residential neighborhoods.

The unified, comprehensive Specific Plan replaces the Lusk-Cypress Industrial Park Specific Plan; the Cypress Corporate Center Master Plan (and associated Amended Specific Plan); the McDonnell Center Amended Specific Plan; the Cypress View Limited Specific Plan; and the Amended and Restated Cypress Business and Professional Center Specific Plan.

Warland Investments Company, which owns most of the area governed by the Warland-Cypress Business Center Specific Plan, chose not to participate in the Project and that plan is not consolidated into the CBPSP. The Warland-Cypress Business Center Specific Plan is a more modern, flexible specific plan and already incorporates most of the modernizations recommended in the CBPSP. Despite its decision not to participate in the project (or on the City Council’s advisory board), Warland Investments Company was invited to attend all the advisory board meetings and has received regular and thorough updates from the Planning department.

Business Park Advisory Committee
The City Council created the Business Park Advisory Committee (BPAC) to provide input throughout the development of CBPSP. The BPAC consisted of Cypress Land Company (one of the largest property owners in the Business Park), Residence Inn by Marriott, Cypress Chamber of Commerce, Starcrest Escrow, ENO Brands, and Cushman & Wakefield (a full-service global commercial real estate company and one of the most active brokers in the Business Park). The BPAC played an invaluable role in creating the CBPSP and recommends the City Council adopt it.

Cypress Business Park Specific Plan Document
The CBPSP establishes a modern regulatory framework for land use and development in the Business Park in six chapters:

Chapter 1: Introduction outlines the purpose, scope, authority, project history, CEQA compliance, and relationship to other regulatory documents.

Chapter 2: Existing Conditions summarizes baseline land use, parcel patterns, circulation, economic and other conditions.

Chapter 3: Vision, Goals, and Policies sets the vision, goals and policies that guide future development.

Chapter 4: Land Use and Development Regulations establishes land use designations, permitted uses, and development standards.

Chapter 5: Development Plan describes infrastructure needs, including circulation, utilities, drainage, and solid waste.

Chapter 6: Permit Procedures and Plan Implementation details the development review process and administration.

The CBPSP's development standards are clear, user-friendly, and organized into three categories: properties east of Walker Street (older developments), west of Walker Street (currently the Cypress Business and Professional Center Specific Plan), and standards that apply throughout the CBPSP.

Properties east and west of Walker Street are recommended with different height, setbacks, site coverage, and lot size standards to reflect the existing specific plans and built environment, and to avoid creating nonconforming conditions. Design, lighting, screening, loading, noise attenuation, refuse collection, and signage are standardized to ensure consistency and quality.

The CBPSP also replaces outdated regulations with clear, modern design standards. For example, it emphasizes Cypress’s commitment to high-quality development, the Business Park's long-term viability, and compatibility with surrounding uses by creating consistent solid waste, loading, and landscaping requirements.

The CBPSP helps ensure Cypress’ business community remains vibrant through:

Refining land use regulations and simplifying development standards:

Key uses such as warehouses, light manufacturing, and logistics facilities are better defined and updated. The CBPSP Land Use Matrix prohibits logistics facilities, as does the definition of logistics facilities.

Standardized development regulations provide a predictable regulatory environment and consistent development.

Fulfilling state-mandated Housing Element obligations:

Two areas are designated for residential development to fulfill Housing Element mandates: the Acadia Apartments by Shea, and a potential future 7.15-acre mixed-used development at 24-Hour Fitness/Mitsuwa Market.

Provides consistent entitlement processes to support business growth:

Uniform entitlement processes address a persistent business community concern.

The recommended CBPSP ordinance includes a five-year review of the Specifc Plan to evaluate its effectiveness.

General Plan and Zoning Ordinance Amendments
The General Plan Land Use Element amendments remove references to the specific plans that are consolidated into the CBPSP and update the Land Use Policy Map to reflect the CBPSP boundaries. The amendments maintain the Business Park’s existing maximum floor area ratio (FAR) of 1.0.

The Zoning Ordinance amendments update off-street parking requirements for uses like restaurants, hotels, and personal services, eliminates inconsistencies between the specific plans, and consolidates regulations into the Zoning Ordinance.

The Zoning Ordinance amendments establish, and provide clear guidance for, uses such as distribution center, and logistics facilities (prohibited), which are currently not defined. The amendments also update the definitions of warehouse, light industrial, and light manufacturing to reflect the current business environment. These definitions reflect industry standards from land use experts, a survey of other cities, and the Institute of Transportation Engineers. Adding these definitions strengthens the city’s regulatory authority and eliminates ambiguity.

Administrative authority in the CBPSP aligns with the Zoning Ordinance and administrative decisions can be appealed to the City Council, ensuring the City Council retains oversight and ultimate land use decision-making authority.

Environmental and Airport Land Use Commission Review
An Initial Study and Negative Declaration (IS/ND) was prepared in accordance with California Environmental Quality Act (CEQA) guidelines and made available for a 20-day review from March 14 to April 2, 2025. The IS/ND analyzed all state-mandated environmental issue areas and found that the project would have a less-than-significant impact. Caltrans, the Orange County Sanitation District, and Warland Investments Company provided comments on the IS/ND. Warland Investments Company’s comments focused on clarifying the definition of distribution and logistics facilities; strengthening prohibitions on logistics facilities; the City Council’s role in administrative land use decisions; and clarifying floor area ratio limits east of Walker Street. The Final IS/ND addresses all comments received and was posted on the city’s website on April 21, 2025. The response to Warland Investments Company’s comments is attached. None of the comments received required the IS/ND be recirculated.

The Airport Land Use Commission, which enforces the Airport Environs Land Use Plan (AELUP) for the Joint Forces Training Base Los Alamitos found the draft CBPSP consistent with the AELUP.

Public Hearing / Public Outreach Process
As required by the Municipal Code, the public hearing notice was published in the Orange County Register and posted on the city’s website, in the Civic Center, and in the CBPSP area. The IS/ND was available for public review in accordance with CEQA guidelines. All public noticing requirements have been met.

Letters of support for the project (attached) have been submitted by the Cypress Chamber of Commerce, Cypress Land Company, Cushman & Wakefield, Murray Company, and Goodman North America.

BUDGET IMPACT
None.

LEGAL REVIEW
The Ordinances and Resolutions were approved as to form and content by the City Attorney.

APPROVED BY:  Peter Grant, City Manager
Attachments
Project Map
Resolution Approving General Plan Amendments
Ordinance Adopting the Cypress Business Park Specific Plan, Repealing the Five Existing Specific Plans, and Adopting the ISND
Ordinance off-street parking and definitions
Draft Cypress Business Park Specific Plan
Construction of New Structures Table
Land Use Comparison Table
Final Initial Study/Negative Declaration
Warland Investment Company Letter and Response
Letters of Support

RESOLUTION NO. ____

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

CALIFORNIA, AMENDING THE LAND USE ELEMENT AND LAND USE

POLICY MAP OF THE CITY OF CYPRESS GENERAL PLAN TO REMOVE

REFERENCES TO REPEALED SPECIFIC PLANS AND REPLACE THEM WITH

REFERENCES TO THE CYPRESS BUSINESS PARK SPECIFIC PLAN AS A

RESULT OF THE BUSINESS PARKS MODERNIZATION AND INTEGRATION

PROJECT
WHEREAS, the City Council desires to integrate and modernize the City’s Business Parks through the adoption of a single, comprehensive Cypress Business Park Specific Plan (“Project”); and
WHEREAS, the Project requires the following to be approved by the City Council: an ordinance repealing the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan, Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment 19-1 and adopting the Cypress Business Park Specific Plan, which Ordinance is being considered by the Council concurrently herewith; this Resolution amending the Land Use Element and Land Use Policy Map of the City of Cypress General Plan to remove references to repealed Specific Plans and replace them with references to the Cypress Business Park Specific Plan; an ordinance amending Subsections 2.06.050 (Commercial off-street parking requirements), 2.07.050 (Industrial off-street parking requirements), 3.14.050 (Development standards for parking), and 6.31.020 (Definitions of specialized terms and phrases) of Appendix I (Zoning) of the Cypress City Code to update off-street parking requirements and definitions pertaining to business park uses, which Ordinance is being considered by the Council concurrently herewith; and the adoption of an Initial Study/Negative Declaration (“IS/ND”) also being considered by the City Council concurrently herewith; and WHEREAS, it is necessary to update the General Plan Land Use Element and Land Use Policy Map to remove references to the following Specific Plans that are repealed and replaced by the Cypress Business Park Specific Plan: Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan, Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment 19-1; and
WHEREAS, in compliance with the requirements of the California Environmental Quality Act (CEQA), on April 28, 2025, the City Council of the City of Cypress fully considered the IS/ND prior to considering this Resolution, and adopted the IS/ND that was prepared for the Project in accordance with CEQA; and
WHEREAS, on April 28, 2025, the City Council held a duly noticed public hearing and considered testimony on the Resolution.

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

SECTION 1. Findings. Pursuant to Subsection 5.28.120 (Findings Required) of Section 28 (Amendments) of Appendix I (Zoning) of the Cypress City Code, the City Council finds, after due study and deliberation that the following circumstances exist:

1. The amendment to the Land Use Element and Land Use Policy Map of the City of Cypress General Plan to remove references to repealed Specific Plans and replace them with references to the Cypress Business Park Specific Plan (“amendment”) is in the public interest, and that there will be a community benefit resulting from the amendment; The amendment will update the Specific Plan references in the Land Use Element to ensure consistency between the General Plan and the new Cypress Business Park Specific Plan. The Cypress Business Park Specific Plan will result in community benefits by providing updated and modernized regulations that encourage the ongoing economic vitality of the Business Park while ensuring business park land uses do not negatively impact the surrounding community.

2. The amendment is consistent with the other goals, policies, and objectives of the General Plan;
The amendment is consistent with the following Land Use Element Goals: LU-10, to “carefully regulate future development in the Business Park to ensure the current high quality environment is maintained”; LU-14, to “attract high quality businesses to Commercial and Business Park areas”; LU-15, to “retain and facilitate the expansion of businesses throughout the City”; and, LU-16, to “continue to diversify the Cypress Business Park to maintain its competitiveness”. The Project furthers these goals providing a comprehensive plan for 439 acres of the Cypress Business Park. As a comprehensive and modernized plan, the new Cypress Business Park Specific Plan addresses current and projected economic conditions and land uses, streamlines approval processes, and provides updated development and performance standards. With these features, the new Specific Plan serves to attract new businesses and maintain the high-quality environment of the Business Park.

3. The amendment will not conflict with provisions of the zoning ordinance, subdivision regulations, or any applicable specific plan; and
The main objective of the Project involves repealing five existing specific plan documents and any associated amendments and replacing them with the Cypress Business Park Specific Plan. The amendment ensures that the General Plan is updated to maintain consistency with the new Specific Plan. The amendment will not conflict with any provisions of the zoning ordinance, as amended, or subdivision regulations.

4. In the event that the amendment is a change to the land use policy map, the amendment will not adversely affect surrounding properties.

The amendment will update the General Plan Land Use Map to reflect the new Cypress Business Park Specific Plan. The uses permitted in the new Specific Plan are not substantially different from the uses formerly permitted under the repealed specific plans.

Therefore, the amendment will not adversely affect surrounding properties.

SECTION 2. The “Specific Plans” paragraph (Page LU-2) of the “Relationship with Other Plans and General Plan Elements” subsection of the “Introduction to the Land Use Element” section of the Land Use Element is hereby amended as follows (additions in bold underline; deletions in bold strikethrough):

Specific Plans. Specific Plans are designed to implement General Plan goals and policies by designating land uses, densities, development and design standards in more specific detail. This is accomplished by designating specific locations and intensities for land uses and specific development standards and design guidelines. A specific plan is able to address smaller areas that have unique qualities and require focused planning attention.

A specific plan may be designed to implement any of a general plan's elements.

Cypress has adopted six specific plans the Cypress Business Park Specific Plan, which replaced five former specific plans and provides development guidelines for the a majority of the Cypress Business Park: Cypress Corporate Center Specific Plan; McDonnell Center Specific Plan; Warland/Cypress Business Center Specific Plan; Cypress View Limited Specific Plan; Cypress Business and Professional Center Specific Plan; and the Lusk Company Industrial Park. The Warland/Cypress Business Center Specific Plan provides development guidelines for the remainder of the Business Park. In addition, the City has adopted four other specific plans – one to guide the development of the Sorrento Homes project, two to guide development in focused areas on Orange Avenue, and another to guide the development and design of projects along Lincoln Avenue. The boundaries of each specific plan area are delineated on Exhibit LU-4, Land Use Policy Map, at the end of this Element.

SECTION 3. The “Cypress Business Park and Professional Center Specific Plan”, at paragraph (Page LU-8) of the “Relationship of Existing Plans and Programs to Citywide Economic Development Efforts” subsection of the “Introduction to the Land Use Element” section of the Land Use Element, is hereby amended as follows (additions in bold underline; deletions in bold strikethrough):

Cypress Business Park and Professional Center Specific Plan. Another area that is targeted for significant economic development is around the Los Alamitos Race Track along Walker Street and Katella Avenue. The Cypress Business and Professional Center Specific Plan was established to provide comprehensive guidance and regulations for the development of approximately 298.2 gross acres within the City of Cypress. In 2025, this Specific Plan was repealed and its provisions were incorporated into the Cypress Business Park Specific Plan. The Cypress Business Park Specific Plan will continue to carry out the Land Use Plan which includesproposes approximately 11.8 acres of Mixed Use Business Park; 33.4 acres of Professional Office; 21.29.5 acres of Professional Office and Hotel and Support Commercial uses; 8.2 acres of Mixed Use Business Park/General Retail commercial; 93.6 acres of renovated golf course and 130 acres of existing race track for a total of about 1.83 million square feet of building area. As mentioned above, this area is also has a redevelopment plan to provide economic development assistance.

SECTION 4. The “Industrial” subsection (Page LU-12) of the “Summary of Existing Conditions” section of the Land Use Element is hereby amended as follows (additions in bold underline; deletions in bold strikethrough):

INDUSTRIAL
The Industrial land use designation includes both business park and light industrial uses.

BUSINESS PARK
The majority of business park uses are located within two six specific plan areas, which are listed below. Refer to the Land Use Categories section of this Element for a more detailed breakdown of uses allowed in the Business Park area specific plans. The remaining land designated for business park uses comprises approximately 18 acres.

LIGHT INDUSTRIAL
The number of light industrial land uses are limited and cover only six (6) acres of land in the City. Parcels identified as light industrial are primarily located adjacent to Lincoln Avenue, with light industrial parks located at Cerritos Avenue and Walker Street, as well as at Valley View Street and Lakeshore Drive. The majority of light industrial uses in Cypress are related to automotive repair.

CYPRESS BUSINESS PARK
The 587-acre Cypress Business Park located in southern Cypress is approximately 81 percent built out with business park-related land uses. As of January 2000, the developed portion of the business park comprised approximately 475 acres.

The Cypress Business Park has attained a high quality of development through the use of Specific Plans which coordinate development in the area and set forth design standards for development. The following Cypress Business Park Specific Plan and Warland/Cypress Business Center Specific Plans govern development within the business park:. The Cypress Business Park Specific Plan was adopted in 2025 to provide comprehensive, modernized guidelines for 439 acres of the Business Park.

The Cypress Business Park Specific Plan replaced the following specific plans, which were repealed:
• Cypress Corporate Center Specific Plan and Cypress Corporate Center Amended Specific Plan
• McDonnell Center Amended Specific Plan
• Warland/Cypress Business Center Specific Plan
• Cypress View Limited Specific Plan
• Cypress Business and Professional Center Specific Plan • Lusk Company Industrial Park
SECTION 5. The “Cypress Business Park”, at subsection (Page LU-19) of the “Key Land Use Issues” section of the Land Use Element, is hereby amended as follows (additions in bold underline; deletions in bold strikethrough):

CYPRESS BUSINESS PARK
The 587-acre Cypress Business Park represents the single largest remaining development opportunity in the City. A series of six Two specific plans have been adopted to govern future development in the area.

Several property owners adjoining the unused Union Pacific Railroad right-of-way have expressed interest in purchasing or leasing pieces of the right-of-way to provide additional parking, outdoor storage, or new structures.

SECTION 6. The “Specific Plan” paragraph (Page LU-24) of the “Land Use Categories” subsection of the “Description of the Land Use Plan” section of the Land Use Element is hereby amended as follows (additions in bold underline; deletions in bold strikethrough):

Specific Plan. The Specific Plan designation is intended to address specific areas within the community that warrant a comprehensive set of land use policies and standards to provide flexibility in the design of development projects. The Specific Plan designation is consistent with all other land use designations of the General Plan.

Sites within a Specific Plan designation are to be developed according to standards adopted within the applicable specific plan to address specific site constraints and opportunities, including land use, building envelope standards, site design, buffering, traffic, noise, and other land use compatibility impacts. The maximum intensity allowed on any site in the Cypress Business Park Specific Plan area is a FAR of 1.0.

SECTION 7. Under the “Specific Plan” paragraph (Pages LU-26, LU-27, LU-28) of the “Land Use Categories” subsection of the “Description of the Land Use Plan” section of the Land Use Element the following tables are hereby deleted and the remaining tables renumbered appropriately: Table LU-4 (Cypress Corporate Center Amended Specific Plan), Table LU-5 (McDonnell Center Amended Specific Plan), Table LU-7 (Cypress View Limited Specific Plan), and Table LU-8 (Cypress Business and Professional Center Specific Plan).

SECTION 8. The Cypress General Plan Land Use Policy Map (Exhibit LU-4) is hereby deleted and replaced with a revised map, included as Exhibit “A” to this Resolution.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 28th day of April, 2025. _______________________________

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 Ordinance was duly adopted at a regular meeting of said City Council held on the 28th day of April, 2025, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS

EXHIBIT A
DRAFT
ORDINANCE NO. ____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CYPRESS,

CALIFORNIA REPEALING THE LUSK-CYPRESS INDUSTRIAL PARK

SPECIFIC PLAN, CYPRESS CORPORATE CENTER MASTER PLAN,

CYPRESS CORPORATE CENTER AMENDED SPECIFIC PLAN, MCDONNELL

CENTER AMENDED SPECIFIC PLAN, CYPRESS VIEW LIMITED SPECIFIC

PLAN, AMENDED AND RESTATED CYPRESS BUSINESS AND

PROFESSIONAL CENTER SPECIFIC PLAN, AND CYPRESS BUSINESS AND PROFESSIONAL CENTER SPECIFIC PLAN AMENDMENT 19-1 AND

ADOPTING THE CYPRESS BUSINESS PARK SPECIFIC PLAN AND

ADOPTING A NEGATIVE DECLARATION
WHEREAS, the City Council desires to integrate and modernize the City’s Business Parks through the adoption of a single, comprehensive Cypress Business Park Specific Plan (“Project”); and
WHEREAS, the Project requires the following to be approved by the City Council: this Ordinance repealing the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan, Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment 19-1 and adopting the Cypress Business Park Specific Plan; a Resolution amending the Land Use Element and Land Use Policy Map of the City of Cypress General Plan to remove references to repealed Specific Plans and replace them with references to the Cypress Business Park Specific Plan, which Resolution is being considered by the Council concurrently herewith; an ordinance amending Subsections 2.06.050 (Commercial off-street parking requirements),

2.07.050 (Industrial off-street parking requirements), 3.14.050 (Development standards for parking), and 6.31.020 (Definitions of specialized terms and phrases) of Appendix I (Zoning) of the Cypress City Code to update off-street parking requirements and definitions pertaining to business park uses, which Ordinance is being considered by the Council concurrently herewith; and the adoption of Initial Study/Negative Declaration (“IS/ND”); and WHEREAS, the Cypress Business Park Specific Plan area encompasses the planning area of five existing Specific Plan documents and associated amendments (i.e., the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan and associated Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, and Amended and Restated Cypress Business and Professional Center Specific Plan and associated Cypress Business and Professional Center Specific Plan Amendment 19-1) and, therefore, repealing the five existing Specific Plans and associated amendments is necessary for adoption of the Cypress Business Park Specific Plan; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), an Initial Study/Negative Declaration (IS/ND) was prepared for the proposed project and released to the public on March 14, 2025, for a 20-day review period. All required notifications were provided pursuant to CEQA (Public Resources Code Section 21092.5) and all comment letters were incorporated into the Final IS/ND; and
WHEREAS, on April 28, 2025, the City Council held a duly noticed public hearing and considered testimony on the Ordinance.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the above Recitals are true and correct and are incorporated herein as findings of the City Council.

SECTION 2. Findings. Pursuant to Section 4.20.080 of Appendix I (Zoning) of the Cypress Municipal Code, the City Council finds, after due study and deliberation that the following circumstances exist:

1. The proposed Project is in conformance with the goals, policies, and objectives of the general plan.

The Project is consistent with the following General Plan Land Use Element Goals: LU10, to “carefully regulate future development in the Business Park to ensure the current high quality environment is maintained”; LU-14, to “attract high quality businesses to Commercial and Business Park areas”; LU-15, to “retain and facilitate the expansion of businesses throughout the City”; and, LU-16, to “continue to diversify the Cypress Business Park to maintain its competitiveness”; and the Project furthers these goals by providing a comprehensive and modernized plan for 439 acres of the Cypress Business Park that addresses current and projected economic conditions and land uses, streamlines approval processes, and provides updated development and performance standards that serves to attract new businesses and maintain the high-quality environment of the Business Park.

2. The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), would ensure that the proposed Project would not endanger, jeopardize, or otherwise constitute a hazard to the public health, safety, or general welfare, or injurious to the property or improvements in the vicinity and base zoning districts for the 439 acres of the Cypress Business Park.

The Cypress Business Park Specific Plan includes development standards, infrastructure improvements, and operational guidelines that ensure compatibility with surrounding uses and promote safe, functional site design. The proposed design, location, size, and layout of future development within the Project area will provide for adequate access by public and emergency vehicles, including police, fire, and paramedic services. The plan is also supported by existing and planned infrastructure, including water, wastewater, storm drainage, and solid waste services. As such, implementation of the Project will not create hazards or adverse impacts to public health, safety, or welfare, nor will it be detrimental to surrounding properties or improvements within the vicinity and base zoning districts.

3. The proposed Project would:
a. Ensure quality development by encouraging greater creativity and aesthetically pleasing designs for the individual components of the development and the development as a whole;
b. Ensure the timely provision of essential public services and facilities consistent withthe demand for the services and facilities; and
c. Promote a harmonious variety of housing choices and commercial and industrial activities, if applicable; attain a desirable balance of residential and/or employment opportunities; and result in a high level of amenities and the preservation of the natural and scenic qualities of open space.

The Cypress Business Park Specific Plan establishes a comprehensive framework of development standards and design guidelines that promote high-quality architecture, cohesive site planning, and visually appealing buildings and landscaping throughout the plan area. By encouraging flexibility in site design, the Cypress Business Park Specific Plan allows for innovative and creative development while maintaining consistency with the City’s vision for the area. Infrastructure improvements outlined in the plan ensure that essential public services and facilities—such as water, wastewater, storm drainage, police and fire protection—will be provided in a timely manner that corresponds with future development. The Cypress Business Park Specific Plan supports a mix of employmentgenerating uses and light industrial activities that promote job creation and economic vitality, while also incorporating amenities such as pedestrian pathways, open spaces, and enhanced landscaping that contribute to a high-quality environment. Collectively, the Cypress Business Park Specific Plan supports a desirable balance of employment opportunities, preserves visual and environmental quality, and enhances the overall character of the business park.

4. The Project area is:
a. Physically suitable for the proposed land use designation(s); b. Physically suitable for the type and density/intensity of development being proposed; c. Adequate in shape and size to accommodate the proposed development; and d. Served by streets adequate in width and pavement type to carry the quantity and type of traffic expected to be generated by the proposed development.

The area encompassed by the Cypress Business Park Specific Plan is already developed with and currently serves as the City’s primary business park district. The Specific Plan maintains this established land use pattern by preserving and enhancing business park land uses, including light industrial, manufacturing, research and development, and supportive commercial uses. Therefore, the Project area is physically suitable for these land use designations and for the type, density, and intensity of development proposed in the Cypress Business Park Specific Plan.

The Cypress Business Park Specific Plan area features flat topography, is adequately served by existing infrastructure, and consists of parcels of sufficient size and shape to accommodate continued and future business park development. Additionally, the Project area is well connected to major transportation corridors, including Katella Avenue, Valley View Street, and Holder Street, which are of adequate width and construction to support the type and volume of traffic generated by current and future uses. Planned transportation and infrastructure improvements will further ensure long-term operational efficiency and safety. Therefore, the Project area is physically and infrastructurally suitable for the proposed Project and continued use as a business park.

SECTION 3. CEQA. The City Council confirms that it has reviewed and considered the Final IS/ND for the Project. The IS/ND have been prepared, noticed, and are hereby adopted according to the requirements of the California Environmental Quality Act.

SECTION 4. Repeal. The City Council hereby repeals the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan, Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment 19-1.

SECTION 5. Adoption. The City Council hereby adopts the Cypress Business Park Specific Plan to replace the repealed specific plans, and the Cypress Business Park Specific Plan is included in its entirety in Exhibit “A”.

SECTION 6. Evaluation. Five years from the adoption date of the Cypress Business Park Specific Plan, the City Council directs an evaluation the effectiveness of the Specific Plan. This review may include an advisory committee.

SECTION 7. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance, or the application thereof to any person or circumstances, is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such invalidity or unconstitutionality shall not affect any other provision or application, and to this end the provisions of this ordinance are declared to be severable. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, part or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, parts or portions thereof be declared invalid or unconstitutional.

SECTION 8. Effective date. This Ordinance shall become effective thirty (30) days from its adoption.

SECTION 9. Certification. The Mayor shall sign and the City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published and posted pursuant to the provisions of law in that regard.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 28th day of April, 2025.
_______________________________

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 Ordinance was duly adopted at a regular meeting of said City Council held on the 28th day of April, 2025, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS
ORDINANCE NO. ____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, AMENDING SUBSECTIONS 2.06.050 (COMMERCIAL OFFSTREET PARKING REQUIREMENTS), 2.07.050 (INDUSTRIAL OFF-STREET PARKING REQUIREMENTS), 3.14.050 (DEVELOPMENT STANDARDS FOR PARKING), AND 6.31.020 (DEFINITIONS OF SPECIALIZED TERMS AND PHRASES) OF APPENDIX I (ZONING) OF THE CYPRESS MUNCIPAL CODE TO UPDATE OFF-STREET PARKING REQUIREMENTS AND DEFINITIONS PERTAINING TO BUSINESS PARK LAND USES
WHEREAS, the City Council desires to integrate and modernize the City’s Business Parks through the adoption of a single, comprehensive Cypress Business Park Specific Plan (“Project”); and
WHEREAS,  the  Project  requires  the  following  to  be  approved  by  the  City  Council:  an ordinance repealing the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan,  Cypress  Corporate  Center Amended Specific Plan, McDonnell  Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment  19-1  and  adopting the  Cypress Business Park Specific Plan,  which Ordinance  is being  considered  by the  Council  concurrently  herewith;  a  Resolution  amending the  Land  Use Element and Land Use Policy Map of the City of Cypress General Plan to remove references to repealed Specific Plans and replace them with references to the Cypress Business Park Specific Plan, which Resolution is being considered by the Council concurrently herewith; this Ordinance amending  Subsections  2.06.050  (Commercial  off-street  parking  requirements),  2.07.050 (Industrial off-street parking requirements), 3.14.050 (Development standards for parking), and

6.31.020 (Definitions of specialized terms and phrases) of Appendix I (Zoning) of the Cypress City Code to update off-street parking requirements and definitions pertaining to business park uses; and adoption of an Initial Study/Negative Declaration (“IS/ND”) also being considered by the City Council concurrently herewith; and
WHEREAS,  it  is  necessary  to  amend  the  Zoning  Ordinance  to:  (1)  update  off-street parking  requirements  in  order  to  streamline  regulations,  reduce  potential  conflicts  and redundancies between the Cypress Business Park Specific Plan and the Zoning Ordinance, and centralize parking standards to enhance efficiency, clarity, and simplify future amendments in the planning process; and (2) modernize certain land use definitions for consistency with the Cypress Business Park Specific Plan, ensuring they address current economic conditions and evolving land uses; and
WHEREAS, the City Council finds that the Project is consistent with the following General Plan Land Use Element Goals: LU-10, to “carefully regulate future development in the Business Park to ensure the current high quality environment is maintained”; LU-14, to “attract high quality businesses  to  Commercial  and  Business  Park  areas”;  LU-15,  to  “retain  and  facilitate  the expansion of businesses throughout the City”; and, LU-16, to “continue to diversify the Cypress Business Park to maintain its competitiveness”; and the Project furthers these goals by providing a  comprehensive  and  modernized  plan  for  439  acres  of  the  Cypress  Business  Park  that addresses  current  and  projected  economic  conditions  and  land  uses,  streamlines  approval processes, and provides updated development and performance standards that serves to attract new businesses and maintain the high-quality environment of the Business Park; and WHEREAS, in compliance with the requirements of the California Environmental Quality Act (CEQA), on April 28, 2025, the City Council of the City of Cypress fully considered the IS/ND prior to considering this ordinance, and adopted the IS/ND that was prepared for the Project in accordance with CEQA; and
WHEREAS, on April 28, 2025, the City Council held a duly noticed public hearing and considered testimony on the Ordinance.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS DOES ORDAIN AS FOLLOWS:

SECTION 1. Findings. The City Council hereby specifically finds that all of the facts set forth in the above Recitals are true and correct and are incorporated herein as findings of the City Council.

SECTION 2. Excerpts  from  Table  2-9  (Commercial  Zoning  District  Parking Requirements) of Subsection 2.06.050 (Commercial off-street parking requirements) of Section 6 (Commercial Zoning Districts) of Appendix I (Zoning) of the Cypress City Code being revised by this Ordinance are hereby amended to read as follows (additions in bold underline; deletions in bold strikethrough), with all other provisions not shown below remaining unmodified and in full force and effect:

TABLE 2-9

COMMERCIAL ZONING DISTRICT PARKING REQUIREMENTS
Use Vehicle Spaces Required
Public/Semi Public Facility Uses
Public utility, public works, postal,
and support facilities
1 space for each 250 square feet of gross floor
area
Retail Trade Uses
Restaurants, sit-down 1 space for each 100 125 square feet of gross floor area, but no less than 10 spaces
Service Uses
Day care centers (2) 1 space for each employee on the largest shift, plus 1 space for every 10 children for which the facility is licensed
Childcare facilities which exclusively service the
employees of a facility shall require no
additional parking
One loading space shall be provided
Hotels, motels, or inns 0.75 space for each guest room; 2 spaces for each resident manager or owner 1 space for
each guest room, plus 3/4 for each employee on
largest shift, plus additional spaces as required
for accessory uses
Personal services 1 space for each 200 250 square feet of gross floor area
SECTION 3. Table 2-14 (Industrial Zoning District Parking Requirements) of Subsection

2.07.050 (Industrial off-street parking requirements) of Section 7 (Industrial Zoning Districts) of Appendix I (Zoning) of the Cypress City Code is hereby amended to read as follows (additions in bold underline; deletions in bold strikethrough):

TABLE 2-14

INDUSTRIAL ZONING DISTRICT PARKING REQUIREMENTS
Uses Vehicle Spaces Required
Public/Semi Public Facility Uses
Public utility, public works, postal,
and support facilities
1 space for each 250 square feet of gross floor area
Restaurants, sit-down 1 space for each 100 125 square feet of gross floor area, but no less than 10 spaces
Service Uses
Day care centers (3) 1 space for each employee on the largest shift, plus 1 space for every 10 children for which the facility is
licensed
Childcare facilities which exclusively service the
employees of a facility shall require no additional
parking
One loading space shall be provided
Hotels, motels, or inns 0.75 space for each guest room; 2 spaces for each resident manager or owner 1 space for each guest
room, plus ¾ employee on largest shift. Additional
spaces as required for accessory uses.

Personal services 1 space for each 200 250 square feet of gross floor area SECTION 4. Subsection 3.14.050 (Development standards for parking) of Section 14 (OffStreet Parking and Loading) of Appendix I (Zoning) of the Cypress City Code is hereby amended to read as follows (additions in bold underline; deletions in bold strikethrough):

2. Compact parking.
a. Multi-family  residential uses. The total number of compact parking spaces provided shall not exceed 20% of the total number of required spaces. b. In the Cypress Business Park Specific Plan area, no more than 40 percent of the required parking spaces in retail commercial areas and no more than 30 percent of the required business park areas, shall be designed for compact cars. c. All other uses. Compact parking spaces shall not be allowed.

SECTION 5. A  new  definition  of  “Animal  boarding”  is  hereby  added  to  Subsection

6.31.020  (Definitions of  specialized terms and phrases) of Section 31  (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Animal boarding. Facilities which offer temporary housing, care, and boarding services for small animals, primarily cats and dogs. These establishments are designed to provide short-term care for pets, particularly when owners are unable to tend to them. Boarding services may include feeding, exercise, and general care, ensuring pets are well looked after in their owners' absence.

SECTION 6. A  new  definition  of  “Animal  hospitals”  is  hereby  added  to  Subsection

6.31.020  (Definitions of  specialized terms and phrases) of Section 31  (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Animal hospitals. Commercial establishments that provide comprehensive veterinary medical care and treatment for small animals such as cats, dogs, and other similar pets. These facilities offer a wide range of veterinary services, including medical examinations, surgeries, vaccinations, and dental care. The focus is on health maintenance and medical treatment for pets.

SECTION 7. A new definition of “Assembly use” is hereby added to Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Assembly use. Where a building, or portion of a building is primarily designed for public or private gatherings, where the space accommodates 40 or more individuals as determined by Building and Safety regulations. Examples include clubs, lodges, meeting halls, religious facilities, auditoriums, theaters, and other similar facilities intended for group gatherings. If the assembly area accommodates fewer than 40 individuals, it will be classified according to its primary function.

SECTION 8. A  new  definition  of  “Distribution  center”  is  hereby  added  to  Subsection

6.31.020  (Definitions of  specialized terms and phrases) of Section 31  (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Distribution center. A building or facility which serves as a central location for the short-term storage, consolidation, and transfer of goods, materials, or merchandise prior to their redistribution to retailers, businesses, or consumers. Distribution facilities are characterized by regular incoming and outgoing shipments and typically involve activities such as sorting, consolidation, staging, and packing of goods for dispatch. Some limited assembly and repacking may occur. Although storage of goods does occur, it is a secondary function to their movement.

Distribution centers are often characterized by a series of roll-up type bay doors without an on-site light manufacturing, research and development, or predominant on-site retail use.

SECTION 9. The definition of “Health/fitness centers” in Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I  (Zoning)  of the  Cypress  City  Code  is  hereby  amended to  read  as follows  (additions  in bold underline; deletions in bold strikethrough):

Health/fitness centers. Fitness fFacilities which encompass, gymnasiums, health and athletic  clubs, and fitness centers typically accommodating over 40 individuals simultaneously. These facilities may offer amenities such as pools, including indoor saunas, and courts for spa, or hot tub facilities; handball and, indoor tennis, racquetball, among and other indoor sports activities. This category excludes boutique gyms, small training facilities, personal training gyms, and sales of gym equipment.

Smaller health and fitness centers are classified under General Personal Services.

SECTION 10.    A  new  definition  of  “Light  manufacturing  facility”  is  hereby  added  to Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Light manufacturing facility. A building or group of buildings where goods are manufactured, often including an ancillary office space. These facilities typically house specialized equipment such as production lines and machinery for creating and/or assembling various products like battery technology, aerospace components, electronic devices, food products, chemicals, and pharmaceuticals.

Light manufacturing also encompasses research and development activities. The products produced may be stored, demonstrated, sold, shipped, or tested on-site.

Operations are conducted entirely within an enclosed building and are managed to avoid adverse effects on neighboring properties. External tanks or process equipment may be present as required by fire safety regulations.

SECTION 11.    A  new  definition  of  “Logistics  facility”  is  hereby  added  to  Subsection

6.31.020  (Definitions of  specialized terms and phrases) of Section 31  (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Logistics facility. A specialized site that coordinates storage, order fulfillment, processing, and/or transportation services for various products and finished consumer goods which are not related to an individual business operator where warehousing of goods produced, assembled, and/or designed on-site is a specific component of their on-site operations. These facilities are typically engineered and/or used for high-capacity and/or high-frequency order fulfillment, catering especially to e-commerce, retail distribution, and supply chain management. They typically incorporate advanced technologies for inventory tracking and automation.

Distinct from distribution centers, logistics facilities emphasize not only the movement of goods but also comprehensive management of inventory, returns, and overall supply chain operations. Logistics facilities are often characterized by a series of roll-up type bay doors without an on-site light manufacturing, research and development, or predominant on-site retail use. Any use that is marketed, leased, sold, and/or used as a logistics campus, logistics center, fulfillment center, or similar use shall presumptively be considered a Logistics facility and shall therefore be prohibited. Logistics facilities are prohibited throughout the City of Cypress including all Specific Plan areas.

SECTION 12. The  definition  of  “Personal  services,  general”  in  Subsection  6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code is hereby amended to read as follows (additions in bold underline; deletions in bold strikethrough):

Personal services, general. A commercial facility or establishment that offer personal care, fitness, tutoring, and grooming services. Examples include hair salons, barbershops, electronics and small appliance repair shops, boutique gyms, tutoring, education based activities, and dance and martial art studios. The Planning Director may designate similar uses under this category. Establishments providing nonmedical services as a primary use, including:
♦ Home electronics and small appliance repair
♦ Laundromats (self-service laundries)
♦ Nail shops
♦ Shoe repair shops
These facilities often feature uses may also include accessory retail sales of products related to the services offeredprovided. Exclusions from this category areThese uses do not include  body  piercing,  psychic  readers,  tattoo  parlors,  and other services classified or any of the other uses listed under "Personal services, limited.” SECTION 13. The  definition  of  “Research  and  development  (R&D)”  in  Subsection

6.31.020  (Definitions of  specialized terms and phrases) of Section 31  (Definitions) of Article 6 (Definitions)  of  Appendix  I  (Zoning)  of  the  Cypress  City  Code  is  hereby  amended  to  read  as follows (additions in bold underline; deletions in bold strikethrough):

Research  and  development  (R&D). Refers to the purposeful and systematic investigative activities carried out to advance knowledge, develop new concepts or products, or enhance existing technologies. These activities may involve scientific, technological, or experimental tasks such as laboratory research, prototype development, testing, product design, data collection, and simulation. R&D requires specialized knowledge and creativity in fields like science, engineering, medicine, biotechnology, and software development. Facilities dedicated to R&D may include labs, experimental spaces, workshops, or offices focused on research endeavors.

Indoor facilities for scientific research, and the design, development, and testing of electrical, electronic, magnetic, optical, and mechanical components in advance of product manufacturing, that are not associated with a manufacturing facility on the same site. Includes chemical and biotechnology research and development. Does not include computer software companies, soils and other materials testing laboratories, or medical laboratories.

SECTION 14. The definition of “Storage facilities” in Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code is hereby deleted and replaced with a definition of “Storage facilities,  indoor”  that  shall  read  as  follows  (additions  in  bold underline;  deletions  in  bold strikethrough):

Storage facilities. A structure or group of structures containing generally small, individual, compartmentalized stalls or lockers rented as individual storage spaces and characterized by low parking demand. Also known as "personal or ministorage." Storage facilities, indoor. Refers to commercial or industrial spaces designed for the storage of personal or business items within an enclosed structure. These facilities offer secure, climate-controlled environments for the safekeeping of various goods, excluding hazardous materials. Services may include storage units, lockers, and support for storing furniture, household items, documents, and vehicles, along with ancillary services like packaging, moving assistance, and security features. This definition excludes Distribution centers, Logistics facilities, and Warehouses.

SECTION 15. The  definition  of  “Storage facilities  (large  scale)”  in Subsection  6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code is hereby amended to read as follows (additions in bold underline; deletions in bold strikethrough):

Storage  facilities  (large  scale). See  "Warehouseing, wholesaling, and distribution facilities, primary." Does not include: warehouse, storage, or personal or mini-storage facilities offered for rent or lease to the general public. For these see "Storage facilities, indoor."
SECTION 16. A new definition of “Storage yards (public)” is hereby added to Subsection

6.31.020  (Definitions of  specialized terms and phrases) of Section 31  (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Storage yards (public). Facilities open to the public and provide temporary storage and parking for vehicles, equipment, and materials. These yards may store automobiles, RVs, boats, and construction equipment. The facilities can include open-air or enclosed spaces with security measures and are often equipped for ancillary activities such as vehicle maintenance and repairs, which must be in compliance with all City and other local regulations including zoning and environmental standards.

SECTION 17. The  definition  of  “Warehousing,  wholesaling,  and  distribution  facilities, incidental” in Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code is hereby deleted in its entirety.

SECTION 18. The  definition  of  “Warehousing,  wholesaling,  and  distribution  facilities, primary”  in  Subsection  6.31.020  (Definitions  of  specialized  terms  and  phrases)  of  Section  31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code is hereby deleted in its entirety.

SECTION 19. A new definition of “Warehouse” is hereby added to Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Warehouse. A facility primarily used for the long-term storage of goods, materials, and equipment that are ancillary to a production, manufacturing, research and development, on-site retail sale, and/or other permitted or conditionally approved use located on the same parcel or on a functionally integrated contiguous parcel as the warehouse use (collectively, “first-party goods”). These buildings are exclusively used for inventory retention of first-party goods, rather than frequent dispatch and receipt of goods. While they may include ancillary office spaces and limited ancillary activities like sorting or packaging, the primary function is storage of first-party goods over shipping and receiving. This definition excludes (a) mini- storage facilities that are rented or leased to the public, which fall under Indoor Storage Facilities; (b) fulfillment uses; (c) Distribution uses; (d) Logistics facility uses; and (e) any other use or activity that involves the movement and/or storage of third-party (i.e., other than first-party) goods, which fall under the definition of a Distribution center and/or Logistics facility.

SECTION 20. A new definition of “Wholesaling” is hereby added to Subsection 6.31.020 (Definitions of specialized terms and phrases) of Section 31 (Definitions) of Article 6 (Definitions) of Appendix I (Zoning) of the Cypress City Code in alphabetical order and shall read as follows:

Wholesaling. See “Distribution center.”
SECTION 21. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance, or the application thereof to any person or circumstances, is, for any reason, held  invalid  or  unconstitutional  by  any  court  of  competent  jurisdiction,  such  invalidity  or unconstitutionality shall not affect any other provision or application, and to this end the provisions of this ordinance are declared to be severable. The City Council hereby declares that it would have  adopted  this  ordinance  and  each  section,  subsection,  sentence,  clause,  phrase,  part  or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, parts or portions thereof be declared invalid or unconstitutional.

SECTION 22. Effective date. This Ordinance shall become effective thirty (30) days from its adoption.

SECTION 23. Certification. The Mayor  shall  sign  and the City Clerk  shall  certify to the passage of this Ordinance and shall cause the same to be published and posted pursuant to the provisions of law in that regard.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 28th day of April, 2025.
_______________________________
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 Ordinance was duly adopted at a regular meeting of said City Council held on the 28th day of April, 2025, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:
___________________________________
CITY CLERK OF THE CITY OF CYPRESS
Cypress Business Park Specific Plan (CBPSP)

d
Cypress Business Park
Specific Plan (CBPSP)
A Comprehensive Specific Plan Amendment
and Modernization Effort
Draft
Cypress Business Park Specific Plan (CBPSP)

CONSULTANT TEAM
Casc Engineering and Consulting, Inc.

Frank Coyle, Director of Planning
Lauren Thompson, Senior Planner
The Natelson Dale Group, Inc. (TNDG)
Roger Dale, Principal
NUVIS Landscape Architecture
Linda Forde, Principal
DRAFT
Cypress Business Park Specific Plan (CBPSP)

TABLE OF CONTENTS
Chapter 1. Introduction 5

1.1 Authority 5

1.2 Purpose and Intent 5

1.3 Project History and Background 5

1.4 Project Description 7

1.5 Specific Plan Location 7

1.6 Environmental Assessment 7

1.7 Relationship to Other Plans 7

1.8 Specific Plan Organization 9
Chapter 2. Existing Conditions 10

2.1 Surrounding Land Uses 10

2.2 Parcels 10

2.3 Circulation and Site Accessibility 10

2.4 Business Sector and Real Estate Market Analysis 14
Chapter 3. Vision, Goals, and Policies 15

3.1 Introduction and Vision 15

3.2 Goals and Policies 15
Chapter 4. Land Use and Development Regulations 17

4.1 Purpose 17

4.2 Land Use Designations and Permitted Uses 17

4.3 Development Standards 22
Chapter 5. Development Plan 38

5.1 Purpose 38

5.2 Regional Access 38

5.3 Water 39

5.4 Wastewater 39

5.5 Drainage 39

5.6 Natural Gas and Electricity 40

5.7 Solid Waste 40
Chapter 6. Permit Procedures and Plan Implementation 41

6.1 Specific Plan Adoption 41

6.2 Permit Review Authority 41

6.3 Adjustments 42

6.4 Site Plan Review 43

6.5 Interpretation 44

6.6 Nonconformities 44

6.7 Severability 44

6.8 Implementation Action Plan 44

6.9 Maintenance 45

6.10 Federal Aviation Administration Approval 45
DRAFT
Cypress Business Park Specific Plan (CBPSP)

FIGURES
1-1 Specific Plan Boundary 5
2-1 Surrounding Land Uses 11
2-2 Existing Street Classifications 12
2-3 Existing Truck Routes 13
4-1 Specific Plan Land Use Map 18
4-2 Property Located East of Walker Street 23
4-3 Property Located West of Walker Street 25
TABLES

4.2.2 Permitted Use Table 19

4.3.1 General Development Standards (East of Walker
Street) 24

4.3.2 General Development Standards (West of Walker
Street) 26

4.3.4-1 Roadway-Specific Streetscape Standards 35

4.3.4-2 Buffer Design Standards 37

6.2 Review Authority 41

6.3 Types of Adjustments Allowed 42

6.8 Implementation Action Plan 44

APPENDICES
A. Landscape Exhibits
B. Plant Palette
C. TNDG Report
D. Initial Study/Negative Declaration
DRAFT
Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP)

Figure 1-1 Specific Plan Boundary
CHAPTER 1. INTRODUCTION
Purpose and Context of the CBPSP

1.1 Authority
The Cypress Business Park Specific Plan (CBPSP) establishes a comprehensive framework for the systematic and efficient development of the Cypress Business Parks, aligning with the City of Cypress's General Plan policies and objectives. Serving as a regulatory document, the CBPSP functions as the zoning regulations for the designated area and follows California Government Code § 65450 through 65457, which authorizes local governments to create Specific Plans. All development proposals and entitlements within the boundaries of the Specific Plan (see Figure 1-1, Specific Plan Boundary) must
comply with the standards, guidelines, and procedures outlined in this document.

1.2 Purpose and Intent
The CBPSP consolidates five individual Specific Plans, and their amendments, into a single modernized document. Its purpose is to update the zoning regulations to attract high-quality industries, generate job opportunities, and streamline
administration of the Specific Plan area. This plan enhances the area’s overall character while supporting the City’s goal to foster a vibrant and resilient business community.

1.3 Project History and Background
The history of the CBPSP area is closely tied to the growth of Cypress and regional trends in southern California. In the mid-1970s, as the City transitioned from a rural to an urban community with rapid population growth, City leaders reserved the southern portion of the City for commercial development.

This foresight led to the creation of the Cypress Business Parks governed by five Specific Plans, which have been incorporated into the new CBPSP:

1. Lusk-Cypress Industrial Park Specific Plan;

2. Cypress Corporate Center Master Plan and Cypress
Corporate Center Amended Specific Plan;

3. McDonnell Center Amended Specific Plan;

4. Cypress View Limited Specific Plan; and

5. Cypress Business & Professional Center Specific Plan and Amendment 19-1
The five plans are detailed on the next page.

DRAFT
Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP)

Lusk-Cypress Industrial Park Specific Plan
The Lusk-Cypress Industrial Park Specific Plan, adopted in March 1978, was the first Specific Plan in the area. It covers approximately 74 acres and established the Planned Community Industrial/Commercial Zone 1 (PC-1), which allows a mix of industrial and commercial uses, including limited manufacturing facilities. Existing land uses in the Lusk-Cypress Industrial Park area include light industrial, commercial, and retail
developments.

Cypress Corporate Center Master Plan and Amended
Specific Plan
The Cypress Corporate Center Master Plan was adopted in April 1981, designating 110.43 acres for business park uses under the Planned Community Industrial Zone (PC-2). In February 1998, the plan was amended to increase the allowable building square footage by an additional 82,000 square feet. Land within this area is designated for commercial/office, warehouse, research and development, and support commercial.

McDonnell Center Amended Specific Plan
The McDonnell Center Specific Plan, originally adopted in 1982 and amended in October 1994 and November 2024, established the Planned Community 3 Business Park (PC-3) Zone.

Encompassing 71.23 acres, it includes the following land use designations: Office, Industrial/Warehouse Commercial/Office, Industrial/Warehouse/Office, and Office Commercial. The area has undergone redevelopment. In 2021, a multi-story parking structure was built near the building at 5701 Katella Avenue. In 2023, construction began on a 390,268-square-foot light industrial/office building at 5757 Plaza Drive, replacing a warehouse building. In 2024, the City Council approved the development of a light industrial/warehouse building at 5665 Plaza Drive.

Cypress View Limited Specific Plan
The Cypress View Limited Specific Plan, adopted in November 1985, encompasses 46.91 acres in the southern part of Cypress, situated southwest of the intersection of Valley View Street and Cerritos Avenue. This Specific Plan primarily focuses on the development of a light industrial and office complex with commercial uses located at the northeastern portion of the Plan boundary.

Cypress Business and Professional Center Specific Plan
Originally adopted in April 1990 and amended in June 2012 and April 2020, the Cypress Business and Professional Center Specific Plan covers 183.5 acres on the southern side of Cypress and permits a mix of commercial uses, senior housing, and related uses. The 2012 amendment clarified the exclusion of the former Cypress Golf Club property and introduced updated provisions, including the creation of Planning Area 9 from portions of Planning Areas 6, 7, and 8. The 2020 Amendment 19-1 further divided Planning Area 5 into two subareas: 5A (Professional Office), and 5B (Mixed-Use Commercial/Residential).

Boundaries include Katella Avenue to the south, Cerritos Avenue to the north, Walker Street to the east, and Denni
Street/Lexington Avenue to the west. Areas transferred into the voter-approved Cypress Town Center and Commons Specific Plan in 2018, such as the Golf Course (35.7 acres, Planning Area 1) and Racetrack (124.7 acres, Planning Area 8), totaling 160.4 acres, were excluded from the Specific Plan.

The 2020 amended plan includes eight planning areas with the following land use designations: Mixed-Use Business
Park/General Retail Commercial (Planning Area 2), Mixed-Use Business Park (Planning Areas 3 and 4), Professional Office (Planning Area 5A), Mixed-Use Commercial/Residential
(Planning Area 5B), Professional Offices Hotel and Support Commercial (Planning Area 6), Cottonwood Church (Planning Area 7), and Mixed-Use Commercial/Senior Housing (Planning Area 9). A new land use designation for Mixed-Use
Commercial/High-Density Residential was added in accordance with the 2021-2029 Housing Element Update.

Recent development in this area includes the Ovation at Flora Park senior housing project completed in 2019, a commercial center and assisted living facility built in 2022, and The Square mixed-use project at the northeast corner of Katella Avenue and Siboney Street.

The CBPSP area has evolved into a thriving business and commerce hub, attracting major national and international companies to establish their corporate offices and headquarters.

The area serves the surrounding community, offering amenities such as major restaurants, retail centers, and hotels.

CBPSP Historical Aerial Imagery (1980), County of Orange (source: ocgis) CBPSP Historical Aerial Imagery (1990), County of Orange (source: ocgis) DRAFT
Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP)

1.4 Project Description
The CBPSP establishes a modernized and comprehensive
framework for 439 acres within the Cypress Business Park, consolidating five existing Specific Plans into one cohesive document. This document did not incorporate the
Warland/Cypress Business Center Specific Plan or the Cypress Town Center and Commons Specific Plan 3.0.

Many of the original Specific Plans adopted between 1978 and 1990s contained outdated language that no longer aligned with economic and regulatory needs. Examples include:
• Landscape requirements that did not comply with State and Golden State Water drought restrictions and water
conservation laws.
• Inconsistencies with the Municipal Code, specifically in the Lusk-Cypress Industrial Park and McDonnell Center
Amended Specific Plans.
• Outdated and undefined land uses, such as rubber stamp manufacturing, lithography, and animal feather processing.

The CBPSP updates and modernizes these standards, offering greater flexibility while adapting to the built-out nature of the business park and the evolving local economy. This allows the City to manage land uses more effectively while preserving the area’s character.

The land use designations east of Walker Street are consolidated into three designations: Business Park, Commercial, and Professional Office. The original land use designations west of Walker Street remain largely unchanged, except where modified by the 2021-2029 Housing Element Update, which permits a residential density of 60 dwelling units per acre on specific properties.

Entitlements approved for the CBPSP include:
• General Plan Amendment: The Land Use Map and Land
Use Element were updated to reflect the revised CBPSP
boundaries and replace references to the five original
Specific Plans with the CBPSP.
• Zoning Ordinance Amendment: Off-street parking
requirements were updated for public facilities, restaurants, day care centers, hotels, motels, and personal services.

Compact parking standards specific to the CBPSP area were also added.

To maintain consistency with the CBPSP, several land use definitions were modernized, including those for
distribution centers, logistics centers, research and
development, warehouses, and personal services.
• Specific Plan Amendment: The following Specific Plans were repealed with the adoption of the Cypress Business Park Specific Plan: Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan and associated
Cypress Corporate Center Amended Specific Plan,
McDonnell Center Amended Specific Plan, Cypress View
Limited Specific Plan, and Amended and Restated Cypress Business and Professional Center Specific Plan and
associated Amendment 19-1.

1.5 Specific Plan Location
The CBPSP is in the southern area of the City of Cypress within Orange County. Regional access to the Specific Plan area is provided by the San Gabriel River Freeway (Interstate 605), San Diego Freeway (Interstate 405), Garden Grove Freeway (State Route [SR] 22), Artesia Freeway (SR-91), and Beach Boulevard (SR-39). Local access is provided by Katella Avenue and West Cerritos Avenue (the east-west arterials) and Valley View Street and Knott Street (the north-south arterials).

The general land uses immediately surrounding the CBPSP area include a mix of residential and commercial uses to the north, and residential uses and public parks to the south. East and west of the CBPSP are outside of the Cypress city limits. Farther south of the Specific Plan boundaries, across the Rossmoor Storm Channel, is the Joint Forces Training Base in Los Alamitos. Figure 1-1 identifies the Specific Plan Boundary.

1.6 Environmental Assessment
The City Council approved an Initial Study/Negative Declaration (IS/ND) for the CBPSP in accordance with the provisions of the California Environmental Quality Act (CEQA) Guidelines Section 15162. The IS/ND is referenced as Appendix D to this Specific Plan.

1.7 Relationship to Other Plans

1.7.1 Relationship to the General Plan
Per California Government Code §65454, Specific Plans must be consistent with the jurisdiction’s General Plan. As such, the General Plan was amended as discussed in Section 1.4.

The CBPSP implements several goals and policies within the General Plan. The following General Plan Land Use Element goals and policies directly apply to the CBPSP:

DRAFT
Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP)

Goal 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 City residents. • Policy LU-1.4: Locate residential uses within close
proximity of commercial centers to encourage pedestrian access, and to provide a consumer base for commercial
uses.
• Policy LU-1.6: Continue to encourage business parks as the preferred method of accommodating light industrial
growth.

Goal LU-2: Ensure that new development is compatible with surrounding land uses, the circulation network, availability of public facilities, and existing development constraints. • Policy LU-2.1: Ensure a sensitive transition between
commercial or business park uses and residential uses by implementing precise development standards with such
techniques as buffering, landscaping, and setbacks.
• Policy LU-2.2: Where residential/commercial mixed use is permitted, ensure compatible integration of adjacent uses to minimize conflicts.
• Policy LU-2.3: Encourage non-conforming uses and
buildings to be brought into compliance with City codes. • Policy LU-2.7: Encourage the provision of pedestrian
linkages between adjacent commercial uses and
commercial and residential uses to encourage pedestrian activity and reduce vehicle trips.

Goal LU-4: Improve urban design in Cypress to ensure that development is both architecturally and functionally compatible and to create identifiable neighborhoods, commercial, and business park districts.
• Policy LU-4.2: Encourage development projects to utilize high quality design for architecture and site planning
through the City’s design review process.

Goal LU-10: Carefully regulate future development in the Business Park to ensure the current high-quality environment is maintained.
• Policy LU-10.1: As a condition of development approval in the Business Park, consider the impacts of site utilization, access, and occupancy on traffic generation.
• Policy LU-10.3: Support the Orange County Congestion
Management Program which requires traffic impact studies be prepared for most development proposals.

Goal LU-12: Establish land use patterns that protect the public from impacts (noise, potential accidents) associated with the Joint Forces Training Center (JFTC) Los Alamitos.
• Policy LU-12.1: Prohibit structures that are determined to be a "hazard" by the FAA because the proposed structure would:
o Raise the ceiling or visibility minimums at an airport for an existing or planned instrument procedure (i.e., a
procedure consistent with the FAA-approved airport
layout plan or a proposed procedure formally on file
with the FAA);
o Result in a loss in airport utility, such as causing the usable length of the runway to be reduced;
o Conflict with the VFR air space used for the airport
traffic pattern or enroute navigation to and from the
airport.
• Policy LU-12.2: Consult with the Airport Land Use
Commission to ensure consistency with the scope and intent of the Airport Land Use Commission Law (Public Utilities Code Section 21670, et seq.).

Goal LU-14: Attract high quality businesses to Commercial and Business Park areas.

Goal LU-16: Continue to diversify the Cypress Business Park to maintain its competitiveness.
• Policy LU-16.2: Encourage the development of
commercial land uses at key intersections in the business park, such as Katella Avenue/Valley View Street and Katella Avenue/Walker Street.

1.7.2 Relationship to the Zoning Ordinance
The City of Cypress Zoning Ordinance (Appendix I Zoning of the Municipal Code) provides the regulatory framework for the CBPSP area. The Zoning Ordinance allows for the creation of special purpose zoning districts, including the Planned Community zone (PC) and Planned Business Park (PBP) zone, which apply to the CBPSP. The PC zoning district facilitates the development of integrated, master-planned projects in areas that may benefit from unique design standards and land uses not otherwise possible under conventional zoning district
regulations. The PBP zoning district supports the comprehensive, integrated development of compatible and complementary
uses, including administrative, educational, and professional office, commercial centers, industrial park, open spaces, or any public or semi-public uses, all within a campus-like business park setting. Both zoning districts align with the business park land use designation in the General Plan.

1.7.3 Airport Environs Land Use Plan
Due to the proximity of the CBPSP area to the Joint Forces Training Base (JFTB) in Los Alamitos, all future land uses within the area must be compatible with airport operations. The CBPSP complies with the Airport Environs Land Use Plan (AELUP) for the JFTB, as adopted by the Airport Land Use Commission (ALUC).

The primary objective of the AELUP is to safeguard the airport DRAFT
Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP)

from encroachment by preventing incompatible land uses in its vicinity. Accordingly, all development within the CBPSP area will comply with height and noise limitations, as well as the notification requirements outlined in the AELUP for the JFTB.

These measures ensure alignment with the safety protocols specified in the General Plan’s Safety Element, which refers to the Joint Forces Training Center (JFTC) by its former name, the Armed Forces Reserve Center. By adhering to these guidelines, the CBPSP demonstrates a commitment to mitigating aviation hazards and safeguarding the operational integrity of the JFTB.

1.8 Specific Plan Organization
The CBPSP is organized by Chapter as follows:

Chapter 1. Introduction
This Chapter describes the purpose and intent of the CBPSP, its history, project description, scope, authority, compliance with CEQA, and its relationship to other plans.

Chapter 2. Existing Conditions
This Chapter explains the baseline conditions for the CBPSP including surrounding land uses, parcels, circulation, and economic conditions.

Chapter 3. Vision, Goals, and Policies
This Chapter establishes the vision of the CBPSP and describes the goals and associated policies.

Chapter 4. Land Use and Development Regulations
This Chapter establishes the land use designations, permitted land uses, and development regulations for the CBPSP.

Permitted land uses are categorized by land use designation, while development standards are divided into three sections:
properties east of Walker Street, properties west of Walker Street, and general development regulations applicable to all properties within the CBPSP area.

Chapter 5. Development Plan
This Chapter establishes the development concept for the CBPSP including circulation, water, wastewater, drainage, natural gas and electricity, and solid waste.

Chapter 6. Permit Procedures and Plan
Implementation
This Chapter provides requirements for the development
DRAFT
review and administration of the CBPSP.

Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)

Less Than 1 Acre 1-10 Acres
11-20 Acres More Than 20 Acres
CHAPTER 2. EXISTING CONDITIONS
Existing Conditions within the CBPSP area
The following sections provide an overview of the existing conditions prior to the adoption of this Specific Plan, including surrounding land uses, parcel sizes, circulation, and economic conditions.

2.1 Surrounding Land Uses
As depicted in Figure 2-1, the CBPSP area was surrounded by a diverse range of land uses.

2.2 Parcels
The CBPSP area contained individual parcels ranging in size from less than half an acre to approximately 25 acres. There were over 100 parcels within the CBPSP, but only a few were less than one acre in size.

2.3 Circulation and Site Accessibility
Figure 2-2, Existing Street Classifications, illustrates the street network within and around the Plan Area prior to the adoption of the CBPSP, along with the functional classifications of each street. The circulation network is based on a grid system oriented north–south and east–west. Major roadways providing local and regional connectivity include Katella Avenue, Cerritos Avenue, Knott Street, Holder Street, Valley View Street, Walker Street, and Lexington Drive.

Figure 2-3, Existing Truck Routes, identifies the designated truck routes within the CBPSP area prior to the adoption of the CBPSP. These routes are designed to regulate truck traffic and minimize impacts on sensitive areas, such as residential neighborhoods, by directing trucks along streets with the least noise, vibration, and disruptions. The primary truck routes include Katella Avenue, Cerritos Avenue, Knott Street, Valley View Street, and Walker Street, with regional freeway access available via the Katella Avenue/I-605 Freeway (west of the CBPSP), Valley View Street/SR-22, and Bolsa Chica/I-405 Freeway (south of the CBPSP).

DRAFT
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)

2-1 SURROUNDING LAND USES
Cypress Business Park Specific Plan (CBPSP)
DRAFT
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)

2-2 EXISTING STREET CLASSIFICATIONS
Cypress Business Park Specific Plan (CBPSP)
DRAFT
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)

2-3 EXISTING TRUCK ROUTES
Cypress Business Park Specific Plan (CBPSP)
DRAFT
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)

2.4 Business Sector and Real Estate
Market Analysis
The Business Sector and Real Estate Analysis (Appendix C) prepared by The Natelson Dale Group, Inc. (TNDG) provided an evaluation of economic conditions and development
opportunities in Cypress and Orange County as they existed prior to the adoption of the CBPSP. This analysis supported the CBPSP by identifying key trends, challenges, and growth prospects that guided redevelopment and economic strategy as summarized below.
• Development Potential: Cypress is a largely built-out city, meaning future growth relies on redeveloping or optimizing underutilized sites. The analysis highlighted opportunities to expand industrial and office uses within the CBPSP area to align with market demand and attract targeted industries. • Industrial and Office Trends: The industrial sector is characterized by demand for manufacturing space, driven by regional trends in e-commerce and advanced
manufacturing. Office market conditions reflect shifts in workplace behavior, with a growing preference for flexible, high-quality office environments over traditional spaces. • Growth Projections: Projections indicate potential demand for new industrial and office space in Cypress, particularly in specialized manufacturing and Class A office
redevelopment. Class A office properties are premium, highquality buildings with top-tier construction, amenities, and management. They attract prestigious tenants and
command above-average rents. Meeting this demand
requires targeted marketing and contemporary building
offerings to remain competitive within the region.
• Target Industries: The analysis identified key industries for economic development, including manufacturing,
aerospace, medical devices, and professional services.

Emerging sectors, such as biopharmaceuticals and
technology, also presented growth opportunities.
• Supporting Uses: Ancillary uses, such as retail and restaurant facilities, will continue to play a supporting role in the CBPSP area, catering to daytime workforce needs and enhancing the area’s appeal as a business hub.

The analysis provided a framework for balancing market
feasibility with long-term planning objectives. By fostering redevelopment, targeting high-growth industries, and
modernizing existing assets, Cypress can enhance its economic competitiveness and attract high-value tenants to the CBPSP.

DRAFT
Chapter 3. Vision, Goals, and Policies Cypress Business Park Specific Plan (CBPSP)

CHAPTER 3. VISION, GOALS, AND POLICIES
The Vision for the CBPSP

3.1 Introduction and Vision
The CBPSP area has thrived as a regional employment hub, driven by streamlined administrative processes, proactive partnerships with business park owners, and its strategic proximity to Los Angeles. Its success is further supported by a commitment to quality design, efficient infrastructure, and amenities that enhance the quality of life for workers and residents.

The vision for the CBPSP area is to sustain its long-standing success while adapting to evolving opportunities and needs. It is envisioned as a dynamic, innovative, and vibrant hub that attracts top industries, fosters economic growth, and creates job opportunities. By embracing modern technologies, sustainable practices, and forward-thinking developments, the CBPSP aims to cultivate a collaborative and entrepreneurial ecosystem across sectors like technology, research and development,
manufacturing, and finance.

To achieve this, the Specific Plan update provides a clear and comprehensive set of modernized development regulations, focusing on four key areas:

1. Integration and cohesion of Specific Plans

2. Modernization of terminology and definitions

3. Clear and uniform entitlement and permitting requirements

4. Future-Proofing the Specific Plan
By building on past achievements and embracing future
opportunities, the CBPSP continues to solidify its role as a premier business destination and a source of community pride.

3.2 Goals and Policies
The CBPSP is centered around a set of overarching goals that have been instrumental in guiding the comprehensive update and modernization efforts. Each goal is supplemented by supporting policies.

Goal 1: Integration and Cohesion of Specific
Plans
Policy 1.1: Merge Separate Specific Plans
• Consolidate five existing Specific Plans within the Cypress Business Parks into a single cohesive document to eliminate redundancies and inconsistencies.
• Preserve the strengths and unique characteristics of each Specific Plan while establishing a unified vision for the Business Park.
• Promote development by integrating flexible standards to minimize limitations on quality development and design.

Policy 1.2: Foster Connectivity and Collaboration
• Promote collaboration among Business Park businesses and stakeholders to promote synergies and shared resources. • Incorporate design elements that foster walkability,
connectivity, and interaction, enhancing the overall sense of community within the Business Park.

Policy 1.3: Embrace Sustainable Practices
• Integrate environmentally friendly practices and green building standards, including renewable energy and efficient water management, to support sustainable development in the Business Park.

Policy 1.4: Foster Innovation and Technology
• Attract and accommodate tech-based industries by
fostering a research-friendly environment and a culture of innovation.
• Ensure flexibility in land uses to adapt to the market needs.

Goal 2: Modernize Terminology and
Definitions
Policy 2.1: Update Language and Terminology
• Update terminology to align with current industry standards and planning principles, ensuring consistency, clarity, and comprehension.

DRAFT
Chapter 3. Vision, Goals, and Policies Cypress Business Park Specific Plan (CBPSP)

• Incorporate terminology that reflects contemporary
sustainability and climate resilience principles, aligning with modern planning practices.

Goal 3: Clean and Uniform Entitlement and
Permitting Requirements
Policy 3.1: Streamline Permitting Process
• Simplify and streamline the entitlement and permitting process to reduce delays, ensuring a transparent and
efficient system with clear guidelines and timelines.

Policy 3.2: Facilitate Public-Private Partnerships
• Leverage public-private partnerships to enhance
infrastructure and community amenities by fostering
collaboration between the public sector, private developers, and the local community.

Goal 4: Future-Proof the Specific Plan
Policy 4.1: Continual Review and Updates
• Regularly review and update the CBPSP to align with
industry trends, best practices, and evolving economic, environmental, and social conditions.

Policy 4.2: Flexibility for Future Growth
• Ensure the CBPSP remains flexible to support future growth and business expansion and evolving industry needs,
including strategies for adaptive reuse of buildings and vacant spaces.

Policy 4.3: Anticipate Transportation Needs
• Consider future transportation needs, such as autonomous vehicles and transportation network advancements, while promoting mobility options that reduce reliance on singleoccupancy vehicles and enhance accessibility.

DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

CHAPTER 4. LAND USE AND DEVELOPMENT REGULATIONS
Development Standards and Guidelines for the CBPSP

4.1 Purpose
This Chapter is applicable to all developments within the CBPSP area. These development standards are fundamental to
achieving the goals of the Specific Plan and address key components such as building design, parking, landscaping, walls, fencing, and signage. To further advance the objectives of the Specific Plan, the approving authority may impose additional conditions on projects requiring discretionary approval.

4.2 Land Use Designations and
Permitted Uses

4.2.1 Purpose of the Land Use Designations
As shown in Figure 4-1, Specific Plan Land Use Map, the CBPSP is comprised of nine land use designations and one overlay. The purpose of each designation and overlay is described below.

Business Park (BP)
The BP land use designation is the largest designation within the CBPSP Area. The BP land use designation is intended for highquality mid-rise structures in a campus-style setting. It allows for offices, research and development facilities, and compatible light manufacturing, fostering a functional and collaborative environment tailored to business needs and economic vitality while supporting a range of industries.

Commercial (CO)
The CO land use designation is intended for high-quality mid-rise structures and allows for a mix of retail, office, and service establishments. It aims to create a vibrant, diverse commercial area along major corridors such as Cerritos Avenue, Katella Avenue, and Valley View Street.

Professional Office (PO)
The PO land use designation is intended for professional and administrative offices and multi-tenant buildings, creating a focused and efficient area for professional activities.

Professional Office and Hotel Support Commercial
(PO/HSC)
The PO/HSC land use designation is intended for professional offices and commercial facilities supporting the hotel industry, creating a balanced and economically viable area for both office-based businesses and hospitality needs.

Mixed-Use Business Park (MUBP)
The MUBP land use designation is intended for research and development, compatible light manufacturing, administrative and professional offices, and contemporary commercial business to support a range of industries.

Mixed-Use Business Park/General Retail Commercial
(MUBP/GRC)
The MUBP/GRC land use designation is intended to facilitate a combination of research, development, and business activities, with integrated retail spaces, fostering a dynamic and cohesive urban environment. It allows for research facilities, development laboratories, light manufacturing, and neighborhood shopping centers, creating a versatile area that supports economic growth and meets the diverse needs of businesses and the community.

Mixed-Use Commercial/Senior Housing (MUC/SR)
The MUC/SR land use designation is intended to accommodate commercial development alongside senior housing and related uses, while maintaining the integrity of the business park.

Mixed-Use Commercial/Residential (MUC/R)
The MUC/R land use designation is intended to accommodate commercial development alongside various types of housing, particularly multi-family housing and related uses. This designation encourages mixed-use projects to foster a vibrant community, while being limited to a specified area to preserve the integrity of the business park.

Cottonwood Church (CC)
The CC land use designation is exclusively designated for public and semi-public uses. Permitted uses and development
standards for this land use designation shall meet the
requirements of the PS-1A (public and semi-public) zoning district.

High-Density Residential Overlay (HDR Overlay)
The HDR Overlay is established to maximize housing production and contribute to the City’s Regional Housing Needs Assessment (RHNA) for the 2021-2029 planning period, as outlined in the 2021-2029 Housing Element. The HDR Overlay is applied to the MUC/R land use designation, as shown in the land use
designation map, and permits up to 60 dwelling units per acre.

DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4-1 SPECIFIC PLAN LAND USE MAP
Cypress Business Park Specific Plan (CBPSP)
DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4.2.2 Land Uses and Permit Requirements
The Permitted Use Table outlines four land use types: Permitted Uses ("P"), Conditional Uses ("C"), Prohibited Uses ("–"), and Uses Requiring Planning Director Approval (“PD”). See Section 31 of the Cypress Zoning Ordinance for definitions. The Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council.

Table 4.2.2 – Permitted Use Table
Permitted Use BP
(1)
CO PO
(2) (3)
PO/HSC
(2) (3)
MUBP
(2) (3)

MUBP/GRC
(2) (3) (4)
MUC/R
(2) (5)
HDR
Overlay
(2) (5)
MUC/SR
(2)
CC
(2)
Professional Office Uses
Medical, Dental,
Veterinary and
Related Health
Services
P P P P P P P P P (2)
Professional and
Administrative
Offices

P P P P P P P P P
Industrial Park Uses
Distribution Center C – – – C – – – – –
Light Manufacturing,
General Assembly,
and Food & Beverage
Facilities
P – – – P P – – – –
Logistic Facilities – – – – – – – – – –
Machine Shop and
Machinery
Manufacturing
P – – – P P – – – –
Public Utility, Public
Works, Postal, and
Support Facilities
C P C C C C C C C (2)
Repair and
Maintenance,
Consumer Products
P – – P P P – – – –
Research and
Development (R&D) P – – P P P – – – –
Indoor Storage
Facilities P – – – C C – – – –
Warehouse P – – – C C – – – –
Commercial Uses
Automotive Sales
and Services – – – P (9) C C C C C –
Bars/Liquor
Establishments (OnSite Consumption)– C – C C C C C C – Catering and Related
Services – – – C C C C C C –
Retail Stores, General
Merchandise
(6) P
(7) (8) – P (9) – P (8) P P P –
Gasoline Service
Station – C C C C C C C C –
Health/Fitness
Centers C C – C C C C C C –
Hotels/Motels C C – C – C C C C –
Indoor Amusement,
Entertainment
Facility, and Related
Services
– – – C C C C C C –
Personal Services,
General – P – P (9) – P P P P –
DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

Permitted Use BP
(1)
CO PO
(2) (3)
PO/HSC
(2) (3)
MUBP
(2) (3)

MUBP/GRC
(2) (3) (4)
MUC/R
(2) (5)
HDR
Overlay
(2) (5)
MUC/SR
(2)
CC
(2)
Restaurant without
Alcohol Sales P P P P P P P P P –
Restaurant with
Alcohol Sales C C C C C C C C C –
Restaurant with
Drive-Thru – C C C C C C C C –
Restaurant with
Outdoor Seating C P P P P P P P P –
Restaurant with
Playland P P P P P P P P P –
Restaurant, Take-Out C P C C P P P P P –
Shopping Center – C – – – C C C C –
Storage Yards (Public) – – – – – – – – – –
Small Animal
Hospitals and Animal
Boarding
– – C C C C P P P –
Public/Institutional Uses
Child Day Care and
Related Services C (10) C C C C C C C C (2)
Conference Facilities,
Theaters,
Auditoriums, and
Other Public
Assembly
– C – P (9) C C C C C (2)
Educational
Institutions, Trade
Schools, Other
Private Schools
C C C C C C C C C (2)
Residential Uses
Accessory Uses
(Pool/spa, fitness
rooms, business
centers, leasing
offices)
– – – – – – P P P –
Accessory Dwelling
Units – – – – – – P P P –
Assisted living
facilities – – – – – – C C P –
Senior Housing – – – – – – P P P (2)
Single-Family
Dwellings – – – – – – P P P –
Condominiums/town
houses – – – – – – P P P –
Multi-family dwelling
units – – – – – – P P P –
Home Occupations – – – – – – P P P –
Caretaker/employee
housing – – – – – – - - P –
Other Uses
Stand Alone Parking
Lots and Parking
Structures
C C C C C C C C C –
Uses similar with the
intent of the district
as determined by the
Planning Director

PD PD PD PD PD PD PD PD PD PD
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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

(1) To ensure that the quality of living is maintained in the residential neighborhood south of the Stanton Storm Channel, development adjacent to the channel shall be limited to warehouse/research and development uses, which will serve to minimize light, glare, noise, vehicle emissions, and obstruction of views.
(2) In addition to the permitted uses listed in this column, all permitted land uses within the PS-1A (Public and Semi-Public) zoning district, as identified in Table 2-15 of Subsection 2.08.030 of the Cypress Zoning Ordinance, shall also be permitted on property located west of Walker Street, subject to the applicable permit requirements listed therein.
(3) In addition to the permitted uses listed in this column, all conditionally permitted land uses in Table 2-11 of Subsection

2.07.030 of the Cypress Zoning Ordinance, shall also be conditionally permitted on property located west of Walker Street.
(4) In addition to the permitted uses listed in this column, all permitted land uses (except for Residential uses) within the CG (Commercial General) zoning district, as identified in Table 2-6 of Subsection 2.06.030 of the Cypress Zoning Ordinance, shall also be permitted, subject to the applicable permit requirements listed therein.
(5) In addition to the permitted uses listed in this column, all permitted land uses within the RM-20 (Multiple Family) zoning district, as identified in Table 2-2 of Subsection 2.05.030 of the Cypress Zoning Ordinance, shall also be permitted, subject to the applicable permit requirements listed therein.
(6) Only permitted as an accessory use on the same site as a permitted use within the BP land use designation.
(7) Only permitted within shopping centers and strip malls with at least 15,000 square feet.
(8) Stand-alone uses that are not within a shopping center require a Conditional Use Permit.
(9) Use shall be integrated into a hotel facility.
(10) Permitted only as ancillary to office uses.
• All uses shall be conducted within a completely enclosed building, except for temporary uses. Temporary uses shall be permitted throughout the CBPSP pursuant to Subsection 4.19.040 of the Cypress Zoning Ordinance. • Design Review shall be required for all new buildings, additions, structures, and sign programs that meet all development and design standards.

The Planning Director may refer any Design Review application to the City Council as a Site Plan Review for final determination. • Development projects that do not comply with the development standards and/or design standards, and are not eligible for an Adjustment, require Site Plan Review approval pursuant to Chapter 6.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4.3 Development Standards
This section establishes the development standards such as building height, setbacks, and off-street parking for each land use designation within this Specific Plan, organized as follows:

Section 4.3.1 Development standards applicable to all
properties located east of Walker Street.

Section 4.3.2 Development standards applicable to all
properties located west of Walker Street.

Section 4.3.3 Development standards applicable to all
properties within the Specific Plan area,
covering landscaping, truck and loading areas,
architectural and site design, fences and walls,
lighting, screening and noise attenuation,
waste disposal, utilities, and signage.

Section 4.3.4 Edge design standards
The City may apply further standards depending on the specific use, as outlined in Section 17 (Standards for Specific Land Uses) of the Cypress Zoning Ordinance.

General Provisions:

1. All construction and development within the Specific Plan area shall comply with applicable provisions of the
California Building Code, the California Residential Code and the various related codes as currently adopted by the City Council. In case of a conflict the Planning Director and Director of Public Works shall resolve the conflict by
written determination in a manner consistent with the
goals, objectives, and policies of this Specific Plan.

2. Setbacks are measured as the perpendicular distance from the existing or planned street right-of-way line, or
property line, to the foundation point of the closest
structure.

3. If an issue arises that is not clearly covered, the Director of Community Development will use the most relevant City
of Cypress Zoning Ordinance regulations as guidelines.

This provision does not allow uses or procedures not
specifically permitted by this Specific Plan or the Zoning Ordinance.

4. Abandoned vehicles or trailers, as defined by the Cypress Police Department, shall not be parked or stored on any property within the Specific Plan area unless fully enclosed in a building.

5. Deviations and modifications to the development
standards are permitted subject to the provisions in
Chapter 6.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4.3.1 Development Standards Applicable to Property Located East of Walker Street The provisions in this section are applicable to property located east of Walker Street, which includes the land use designations provided in Figure 4-2.

Figure
DRAFT
4-2 Property Located East of Walker Street
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

Table 4.3.1 – General Development Standards (East of Walker Street) Development Standard
Development Feature BP CO, PO
Maximum Floor Area Ratio See General Plan Land Use Element Maximum Building Height (1) (2) 55 ft
Minimum Front Yard and Street Side Yard Setbacks (3)
Adjacent to Camden Dr – 15 ft
Adjacent to Cerritos Ave 40, 50, or 100 ft (4)
Adjacent to Corporate Ave – 15 ft
Adjacent to Douglas Dr – 20 ft
Adjacent to Holder St 20 ft –
Adjacent to Katella Ave 20 ft
Adjacent to a Local Street (5) 15 ft
Adjacent to McDonnell Dr – 20 ft
Adjacent to Plaza Dr 20 ft
Adjacent to Valley View St 0 (6) or 20 ft 0 ft (6)
Adjacent to Knott Ave – 20 ft
Adjacent to Walker St 30 ft (7)
Minimum Interior Side Yard and Rear Yard Setbacks
Adjacent to Business Park or Commercial Parcels 5 ft
Adjacent to Residential Uses 40 ft
Adjacent to Stanton Storm Channel 40 ft (8) –
Minimum Surface Parking Setback from a Street 10 ft
Minimum Parking Structure Setback from a Street 15 ft
Off-Street Parking (9) (10) (11) (12) See CZO § 2.07.050 and § 14 See CZO § 2.06.050 and § 14 “–“ = Not applicable
(1) Building heights for uses adjacent to the Stanton Storm Channel shall not exceed two stories and 40 feet (measured from average natural grade) to protect quality of life for nearby residents. (2) Applicants proposing structures that penetrate the 100:1 Notification Surface must file a Form 7460-1, Notice of Proposed Construction or Alteration with the Federal Aviation
Administration (FAA) in compliance with Federal Aviation Regulations (FAR) Part 77. A copy of the FAA application must also be submitted to the Airport Land Use Commission (ALUC), and the applicant must provide the City with FAA and ALUC responses.

Structures shall not penetrate FAR Part 77 Obstruction—Imaginary Surfaces for Joint Forces Training Base – Los Alamitos unless found consistent by the ALUC. For purposes of Part 77 FAR and ALUC, the maximum building height includes any roof mounted equipment and/or architectural details.
(3) Raised planters up to 3 feet in height shall maintain an 18-inch setback from street-front property lines. Raised planters over 3 feet, flag poles, and banner mounts shall observe the minimum surface parking setback requirement. All installations must maintain safe sight lines for pedestrian and vehicular traffic. (4) Along Cerritos Ave, buildings 40 feet high or less shall provide a minimum 40-foot setback. Buildings over 40 feet high and up to 45 feet high shall provide a minimum 50-foot setback. Buildings over 45 feet high and up to 55 feet high shall provide a minimum 100- foot setback.
(5) Local Streets are those not designated as Major, Primary, or Secondary Roadways in the General Plan. Examplesinclude: Phyllis Drive, Hope Street, Business Center Drive, Commerce Drive, Global Drive, Yamaha Way, International Avenue, Meridian Drive, and Corporate Avenue.
(6) For properties north of Katella Avenue and adjacent to Valley View Street, a 0-foot setback from the property line is permitted because the 60-foot wide Bolsa Chica Channel separates the site from the Valley View Street right-of-way. This condition results in a 68-foot landscaped setback for buildings and parking structures, and a 38-foot landscaped setback for surface parking, both measure from the curb. Landscaping, surface parking, and access roads may be located over the channel with approval from the Orange County Flood Control District.
(7) Walker Street shall have a minimum 30-foot setback for front and street side yards, and a minimum 20-foot setback from the property line to surface parking.
(8) Or a distance equal to the height of the building, whichever is greater.
(9) A developer may submit a parking study during project review to justify adjustments to the required parking. If approved, the project may follow adjusted parking standards based on the study's findings.
(10) Driveways providing access to the rear of a building must be at least 25 feet wide and kept clear of obstructions. If the driveway runs along the side of a building with openings, the minimum width increases to 30 feet.
(11) All driveway access points must maintain adequate sight distance to ensure safe visibility for drivers. No structures, signs, landscaping, and other objects may block the line of sight. Staff will verify compliance during project review.
(12) No overnight parking of vehicles shall be allowed other than those used in conjunction with a permitted use.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4.3.2 Development Standards Applicable to Property Located West of Walker Street The provisions in this section are applicable to property located west of Walker Street, which includes the land use designations provided in Figure 4-3.

Figure
DRAFT
4-3 Property Located West of Walker Street
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

Table 4.3.2 – General Development Standards (West of Walker Street) Development
Feature
PO, PO/HSC MUBP, MUBP/GRC MUC/SR (1), MUC/R, HDR Overlay CC

PO HSC MUBP GRC MUC SR
(2) (3)
R
(2) (3)
HDR
Overlay
(2) (3)
Minimum Lot Area 20,000 ft2 20,000 ft2 20,000 ft2 20,000 ft2 10,000 ft2 10,000 ft2 10,000 ft2 10,000 ft2 (23)
Minimum Parcel
Width 100 ft (4) 100 ft (4) 100 ft (4) 100 ft (4) 50 ft 100 ft 50 ft 50 ft Minimum Parcel
Depth – – – – – 100 ft – –
Maximum Site
Coverage
(5) (5) (5) (5) – 60% (5) (5)
Maximum Floor Area
Ratio See General Plan Land Use Element (GP LUE) – – –
See
GP
LUE
Maximum Density – – – – – 20 du/ac (6) 19 du/ac 60 du/ac (23)
Maximum Building
Height 99 ft (7) 99 ft (7) 50 ft (7, 8) 50 ft (7, 8) 99 ft (7) 55 ft (7) 99 ft (7) 99 ft (7) Minimum Front Yard
Setbacks
(9) (9) – – – 10 ft – –
Katella Avenue – – – – 25 ft (10) – 15 ft 15 ft
Siboney Street – – – – 10 ft – 10 ft 10 ft
Winners Circle – – – – 10 ft – 10 ft 10 ft
Cerritos Avenue – – 40 ft (11) 40 ft (11) – – – –
Walker Street 30 ft (12) – 30 ft (12) 30 ft (12) – – – – Minimum Street Side
Yard Setbacks
(9) (9) – – – 10 ft – –
Katella Avenue – – – – 25 ft (10) – 15 ft 15 ft
Siboney Street – – – – 10 ft – 10 ft 10 ft
Winners Circle – – – – 10 ft – 10 ft 10 ft
Cerritos Avenue – – 40 ft (11) 40 ft (11) – – – –
Walker Street 30 ft (12) – 30 ft (12) 30 ft (12) – – – – Minimum Side Yard
Setbacks – – – – – 5, 10 ft (13) – –
Minimum Rear Yard
Setbacks – – – – – 5 ft – –
Minimum Setbacks to
Adjacent Uses – – – – – – – –
Town Center
Specific Plan Uses – – – – – – 5 ft (14) 5 ft (14)
Mixed-Use
Business Park or
Commercial Uses
– – 5 ft (15) 5 ft (15) 5 ft (15) – – –
Distance Between
Structures on the
Same Parcel
– – – – – (16) – –
Off-Street Parking (17) See CZO § 2.06.050 and § 14
See CZO
§ 2.05.050
and § 14
(18) (19)
See CZO
§ 2.05.050
and § 14
(20)
See CZO
§ 2.05.050
and § 14
(20)
Minimum Landscape
Coverage – 25% (21)
Minimum Common
Open Space – 200 ft2/du (22)
Minimum Private
Open Space – 50 ft2/du
“– “ = Not applicable
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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

(1) As an alternative to meeting the parking requirements in this Specific Plan or the Zoning Ordinance, a developer may submit a parking study during the review process to justify adjustments. If approved, the parking requirements for the project may differ from those in this Specific Plan or the Zoning Ordinance based on the study's findings.
(2) Accessory Dwelling Units: Refer to Subsection 3.17.200 (Accessory dwelling units) in the Cypress Zoning Ordinance for objective standards applicable to all accessory dwelling units.
(3) Multi-Family Residential: Refer to Subsection 3.17.310 (Objective standards for multi-family dwellings) in the Cypress Zoning Ordinance for objective site planning and design standards applicable to all multi-family residential development. (4) Along a street frontage.
(5) Site coverage, defined as the building-ground contact area divided by the total net lot area, shall not exceed 60% if surface parking is provided and 70% with parking structures providing all or part of the parking spaces.
(6) The maximum allowable density within the MUC/SR land use designation shall be 20 du/ac, provided that an assisted living facility shall not be considered a multi-family dwelling and no portion of any such facility shall constitute a dwelling unit.
(7) In compliance with Federal Aviation Regulations (FAR) Part 77, applicants proposing structures that penetrate the 100:1 Notification Surface must file a Form 7460-1, Notice of Proposed Construction or Alteration with the Federal Aviation Administration (FAA). A copy of the FAA application must also be submitted to the Airport Land Use Commission (ALUC), and the applicant must provide the City with FAA and ALUC responses. Structures shall not penetrate FAR Part 77 Obstruction—Imaginary Surfaces for Joint Forces Training Base – Los Alamitos unless found consistent by the ALUC. For purposes of Part 77 FAR and ALUC, the maximum building height includes any roof mounted equipment and/or architectural details.
(8) Buildings adjacent to Cerritos Avenue shall not exceed 40 feet in height.
(9) All buildings 45 feet in height or less shall have a minimum setback of 25 feet. All buildings greater than 45 feet in height but less than 85 feet in height shall have a minimum 100-foot setback. All buildings greater than 85 feet in height shall have a minimum 200- foot setback.
(10) Katella Avenue shall have a minimum front and street side yard building setback of 25 feet. The first 20 feet of the 25-foot building setback shall be landscaped.
(11) Adjacent to Cerritos Avenue, all buildings shall have a minimum 40-foot setback. The first 20 feet adjacent to the street must be landscaped.
(12) Walker Street shall have a minimum front and street side yard setback of 30 feet. The minimum distance from the property line to surface parking shall be 20 feet.
(13) For single-story dwellings, the interior side yard setbacks shall be 5 feet and for two-story dwellings, the interior side yard setbacks shall be 10 feet.
(14) Applies to interior setback from the Town Center Specific Plan, measured from the property line.
(15) Along property lines that separate mixed use business park or commercial uses there shall be a setback of 5 feet, which may be reduced to 0 feet, subject to approval from the Design Review Committee.
(16) The minimum distance between structures on the same parcel, where neither structure exceeds 15 feet in height, shall be 6 feet.

The minimum distance between structures on the same parcel, where one or both structures exceed 15 feet in height, shall be 10 feet.
(17) No overnight parking of vehicles shall be allowed other than those used in conjunction with a permitted use.
(18) Parking requirements shall conform to the Cypress Zoning Ordinance, with the exception that senior housing must provide a minimum total of one garage space for each dwelling unit and one uncovered guest space for every 20 dwelling units.
(19) For minimum driveway widths, see Table 2-3 in Subsection 2.05.040 (Residential zoning district general development standards) of the Cypress Zoning Ordinance.
(20) Parking requirements shall conform to the Cypress Zoning Ordinance, with the exception that residential developments must provide a minimum of 1.65 spaces per dwelling unit, which includes

0.2 spaces per unit designated for visitor parking.
(21) Includes pedestrian walkways, drives, and hardscape improvements.
(22) Common Open Space shall be devoted to landscaping, patios, enclosed club and fitness rooms, and outdoor facilities such as recreational facilities, pools, and areas devoted to dogs. These areas can include pedestrian walkways, drives and hardscape
improvements to support access and use of the common open space/recreational facilities. The above listed common open space facilities may be counted towards credit for private open space facilities under Article VI in Chapter 25 (Subdivisions) of the Cypress City Code.
(23) The development standards applicable to the PS-1A Zoning District in Cypress Zoning Ordinance shall be applicable to Cottonwood DRAFT
Church.

Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4.3.3 Development Standards Applicable to
All Property
The following standards are applicable to all property within the CBPSP area. All improvements must comply with the
development standards listed below and must be approved by the Planning Division and Building Division, as applicable.

A. Landscaping

1. General Landscaping Requirements:
a. All required setback areas abutting a public street, as identified in Tables 4.3.1 and 4.3.2, shall be fully
landscaped, except for necessary walks and driveways
providing access from a public right-of-way. However,
the following locations have specific landscaped
setback requirements:
i. Along Cerritos Avenue, the required landscaped
setback shall be a minimum depth of 20 feet.
ii. Along Valley View Street, for properties located
north of Katella Avenue, the required landscaped
setback area shall be a minimum depth of 38 feet,
which includes a 10-foot-wide bicycle/pedestrian
path.
b. All areas not covered by buildings, structures, paving, or impervious surfaces shall be landscaped and irrigated
to enhance the site's aesthetics and environmental
quality.
c. One minimum 15-gallon tree shall be provided for every 200 square feet of landscaped area. A minimum of 20
percent of the required trees shall be a 24-inch box.

Trees shall be strategically placed to provide shade for paved areas, building walls, roofs, and windows,
mitigating heat gain effects.
d. One shrub shall be provided for every 25 square feet of landscaped area. A minimum of 50 percent of the
required shrubs shall be 5-gallons.
e. At least 50 percent of all landscaped areas containing trees and shrubs shall be underplanted with
groundcover, with the remaining areas to incorporate a
minimum 2-inch layer of mulch.
f. Landscape areas, except for vine pockets, shall have a minimum dimension of five feet. Nonliving ornamental
landscape materials shall be limited to five percent of the landscape area and shall consist of permeable
materials.
g. Landscaping shall not interfere with security
surveillance of the building and parking areas.
h. Non-functional turf is prohibited.
i. Efficient irrigation systems shall be installed to minimize runoff and evaporation, ensuring maximum water
delivery to plant roots.
j. All landscaping materials shall be consistent with
Appendix A (Plant Palette) of this Specific Plan.
k. Landscaping elements, such as hedges, shrubs, and
trees shall be integrated into screening design as
feasible to soften the visual impact of structures and
create a more inviting environment.

2. Parking Landscaping and Design:
a. Parking areas shall consist of smaller, interconnected lots with shared driveways and landscape islands to
reduce visual dominance.
b. Each off-street parking area shall provide landscaped area(s) equivalent to 20 square feet for each parking
space. Such landscaping shall be provided along the
periphery of the parking area and shall consist of trees and plant material. At minimum, one 15-gallon tree for
each 10 parking spaces shall be provided in these
landscaped areas. In addition, a minimum of one 24-
inch box canopy tree shall be provided in the interior
portions of the parking area for each 1,500 square feet of parking area. Required landscaped yard or setback
areas shall not be construed as satisfying a portion of the landscaped area required by this Subsection.
c. A minimum 5-foot-wide bermed and landscaped screen
shall be installed along all parking areas abutting a
roadway. Except as otherwise provided, the screening
shall have a total height of not less than 3 feet and not more than 3½ feet. Where there is a difference in
elevation on opposite sides of the screen, the total
height shall be measured from the highest elevation.
d. Any landscaped area shall be separated from an
adjacent vehicular area by a wall or curb at least 6
inches higher than the adjacent vehicular area or shall be protected from vehicular damage in some manner.
e. A 2-foot parking overhang into landscape areas, in lieu of concrete wheel stops, is encouraged, however, this
2-foot overhang is in addition to the required
landscaped area.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

f. Parking structure facades shall blend seamlessly with surrounding buildings and shall be landscaped, both
along the building periphery and at entries and exits
creating a transition to human scale.

3. Streets and Intersections: Landscaping along all streets and boundaries shall have a maximum height of 3½ feet within 15 feet of the point of the intersection of: 1) a vehicular accessway or driveway and a street, 2) a vehicular accessway or driveway and a sidewalk, and 3) two or more vehicular accessways, driveways, or streets.

4. Maintenance: All required landscaped areas shall have permanent and adequate irrigation systems. Landscaping
must also be maintained to ensure plants remain healthy, pruned, and free of disease, with ground cover providing consistent coverage. Landscaping must not interfere with the maintenance or repair of utilities, restrict pedestrian or vehicular access, or create traffic hazards by obstructing visibility. Additionally, property owners must ensure that all landscaping is kept in a condition that upholds the aesthetic quality of the business park. Landscape maintenance may be turned over to the property owners at a future time.

5. Water Conservation and Quality:
a. Water Efficient Landscape Requirements: Refer to
Article I Water Efficient Landscape Requirements of
Chapter 29 Water Conservation in the Cypress City Code
for applicable landscape water use standards and
guidelines, including but not limited to Maximum
Applied Water Allowance (MAWA).
b. All projects shall comply with State and local regulations for pollutant discharge and water quality. Methods to
achieve compliance may include oil/water separators,
catch basin inserts, sand filters, vaults, trenches, dry wells, roof downspout infiltration, porous pavement,
grid pavers, grass swales, and other similar features.
c. Landscaping and site design shall prioritize elements, such as bioswales and other biotreatment solutions,
that absorb water runoff, improve water quality, and
reduce pollutant discharge.
d. Ground surfaces in open space areas shall maximize the use of permeable materials to reduce stormwater
runoff and facilitate infiltration into the water table.

Where significant permeable areas cannot be provided
on-site, the collection, storage and re-use of
stormwater shall be incorporated.

6. Hardscape Elements:
a. Integration and Design: Hardscape features such as
light fixtures, benches, trash receptacles, and planters shall be thoughtfully integrated into plazas, courtyards, and transitional areas to establish a cohesive visual and physical connection between buildings and landscape
materials. Primary materials for garden walls, fences,
paving, lighting, and street furniture shall complement and enhance the architectural design, creating a unified aesthetic throughout the project. Materials designated
for hardscape elements must adhere to the following
guidelines.
b. Paving:
i. Durability: Paving materials shall be durable and
capable of withstanding heavy vehicle loads and
foot traffic. Recommended materials include
concrete, asphalt, or interlocking pavers with a
minimum compressive strength of 5,000 pounds
per square inch (psi). All paving must be
slip-resistant and designed to minimize cracking
and deterioration.
ii. Design: Paving shall complement the architectural
style and landscaping of the development. Colored
or textured paving materials may be used to
delineate pedestrian pathways or driveways. All
paved surfaces must comply with Americans with
Disabilities Act (ADA) accessibility requirements.
c. Furniture:
i. Materials: Furniture such as benches, trash
receptacles, and bike racks shall be constructed of
high-quality, weather-resistant materials (e.g.,
powder-coated steel, treated wood, or reinforced
concrete) to withstand outdoor elements and
heavy use. Materials shall be low-maintenance and
vandal-resistant to ensure long-term durability.
ii. Placement: Furniture shall be strategically
positioned to enhance pedestrian comfort without
obstructing circulation or accessibility. Benches
shall be located near building entrances, along
walkways, and in plazas, maintaining a minimum
clearance of 4 feet around furniture to meet ADA
standards. Trash receptacles shall be conveniently
placed near seating areas while positioned outside
pedestrian pathways to avoid obstructions.

B. Truck and Loading Areas

1. Orientation: Truck loading docks, wells, or doors shall not face a public street or residential area, nor encroach into the required front and street side yard setbacks. These facilities may face a public street or residential neighborhood only if screened and approved by the Design Review Committee.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

2. On-Site Loading: Each site must provide for necessary vehicle loading, with no on-street loading allowed.

3. Setback: All loading facilities shall be set back at least 40 feet from the property line, with deviations permitted upon
approval from the Design Review Committee.

4. Design: Loading facility doors shall be a color that is compatible with the main building.

5. Circulation: Site layouts shall facilitate efficient vehicle and pedestrian movement, ensuring adequate space for truck
staging, emergency vehicle access, and maneuvering.

Service entrances shall be located to prevent conflicts with front entries, and loading areas shall be designed to ensure they do not interfere with on-site pedestrian and vehicular circulation by keeping them separated from public parking and entry areas.

C. Architectural and Site Design

1. Building Orientation: Building placement shall maximize opportunities for daylight and support energy efficiency.

Street-adjacent buildings shall be oriented towards street frontages to create an inviting public edge.

2. Pedestrian Connectivity: Direct pedestrian pathways shall connect streets, parking areas, and sidewalks to building entrances. Crosswalks and walkways in parking areas shall be accentuated using raised, colored, or textured pavement safety.

3. Façade Articulation: Building facades facing public street must be offset or architecturally treated every 150 feet to prevent blank facades. Acceptable treatments include
material changes, color variation, pilasters, staggered setbacks, varied rooflines, landscape treatments, and the integration of base, middle, and top elements such as
textured materials, cornices, and roof overhangs.

4. Stepped Massing: For multi-story buildings, a stepped-back or tiered building massing approach, particularly along major arterials, shall be encouraged to enhance visual
interest and create a dynamic streetscape.

5. Elevation Consistency: Rear and side elevations shall incorporate similar and complementary materials and
details to maintain visual harmony and coherence on all sides of a building.

6. Roofline Design: Flat roofs with parapet walls are
appropriate for screening rooftop equipment, though
buildings with articulated rooflines with varying roof planes are encouraged. No part of the roof shall project above the parapet.

7. Materials Restrictions: The use of prefabricated, all-metal steel sheathing for buildings is prohibited. However, metal details, may be incorporated into building designs.

8. Enhanced Entrances: Major building entrances shall be highlighted with enhanced paving, distinct materials,
landscaping, and clear signage. The recommended entry
features and focal points shown below are provided to
maintain visual quality throughout the development.

Recessed Entries
Entry Overhead Elements Projected Entries
Windows
Landscaped Planters

RECOMMENDED
DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

D. Fences and Walls

1. Maximum Height: Walls or fences located within required setback areas adjacent to streets or within 15 feet of the intersection of a driveway and street right-of-way (public or private) shall not exceed 3½ feet in height. Walls or fences located in all other areas shall not exceed 8 feet in height.

2. Design: Walls and fences shall be consistent with the architectural materials of the structures and integral
components of the development, constructed from
attractive, durable, and complementary materials that align with the building's aesthetic and established design theme.

3. Wall Articulation: For walls and fences facing a public right-of-way, long, unadorned wall expanses shall be
avoided to maintain visual interest and architectural
integrity.

4. Permitted Materials: The following materials shall be allowed for walls and fences:
i. Wrought Iron, or equivalent tubular steel
ii. Concrete masonry: integral color (consistent with
building color)
iii. Brick
iv. Concrete: textured, brushed, hammered, rock salt,
sandblasted, integral color (consistent with building
color)
v. Stucco: integral or painted color (consistent with
building color).

5. Prohibited Materials: Screen walls or fences made of sheet or corrugated iron, steel, aluminum, or security chain-link fencing are prohibited.

6. Landscape Integration: Landscaping shall be incorporated to soften the massing of walls and fences. Earth berms and landscaping shall be encouraged to reduce the apparent
height of screen walls.

E. Lighting

1. Location: Adequate lighting shall be provided for all building entrances/exits, parking areas, truck courts, vehicle and pedestrian circulation, building exteriors, service areas, courtyards, arcades, and seating areas.

2. Light Quality and Intensity: Lighting for streets, parking areas, and the project site shall provide varying intensities, with emphasis on high-traffic areas. Uniform illumination is required for parking lots and driveways, with gradual
transitions in light intensity between major points of
interest to maintain safety. Pedestrian lighting shall be subdued and warm-white in tone. A consistent light color is preferred, and the use of high-pressure sodium lights is encouraged. All lighting must comply with the intensity standards outlined in Subsection 3.11.060 (Exterior Lighting) of the Cypress Zoning Ordinance.

3. Design: All light standards and fixtures shall be selected to blend with architectural and landscaping design. Security lighting fixtures shall not project above the fascia or roof line of the building. All lighting shall be positioned, shielded, and/or designed to prevent direct projection onto adjacent properties or the right-of-way. The shields shall be painted to match the surface to which attached.

4. Pedestrian Areas: Light fixtures in pedestrian areas shall not exceed 12 feet in height.

5. Parking Areas: Light standards and fixtures in parking areas shall not exceed 25 feet in height.

6. Streetlights: Light standards adjacent to streets shall not exceed 35 feet in height and be of a consistent and highquality design. All streetlights within the public right-of-way shall meet City of Cypress Public Works street lighting guidelines and requirements, or as approved by the City Engineer.

7. AELUP Compatibility: Exterior lighting shall be consistent with the Los Alamitos Joint Forces Training Base Airport Environs Land Use Plan.

F. Screening and Noise Attenuation

1. Strategic Screening Placement: Screening elements shall be strategically placed to effectively block sightlines to outdoor storage areas, loading docks, and other industrial features that may detract from the surrounding landscape.

2. Trash Enclosures, Truck Courts, Loading, and Service Areas:

Trash enclosures, truck courts, loading bays, and service areas shall be screened using landscaping, walls, or other elements to minimize visibility. These areas shall not pose a hazard to or conflict with the movement of automobiles, pedestrians, or bicycles. Screening elements shall maintain visual continuity and cohesion throughout the site, creating a unified and aesthetically pleasing appearance from all vantage points.

DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

3. Storage Areas: Storage is only permitted within fully enclosed buildings or structures, unless otherwise approved by the Design Review Committee. Any approved outdoor
storage must be accessory to the permitted use on the
premises, confined to the rear two-thirds of the property, and fully screened from view using landscaping, walls,
slatted fencing, buildings, or a combination of these
methods to a height that conceals the items from
neighboring properties and streets.

4. Exterior Mechanical Equipment:
a. Exterior components of plumbing, processing, heating, cooling, and ventilating systems (e.g., piping, tanks,
fans, ducts, etc.) shall not be visible from 5 feet above ground level within 500 feet of any building wall, unless approved by the Design Review Committee. Mechanical
equipment shall be screened from view of streets,
highways, and residential areas with materials and
colors consistent with the building design and/or
landscaping. All such mechanical equipment shall be
designed as an integral part of the building and be
maintained in a clean and proper condition.
b. Roof-mounted mechanical equipment and ductwork
shall be screened with unobtrusive enclosures that
blend with the building’s design and comply with the
State of California safety and OSHA standards. When
possible, building parapets shall be tall enough to
eliminate the need for additional screening. Roof top
mechanical equipment and screening shall be setback
15 feet (unless the screening is an integral part of the facade) from an exterior building edge.
c. Cyclone blowers shall be screened by a wall, fence, or landscape materials and shall be located below the
fascia and/or roof line of the building. They shall also be located on the rear or "hidden" side of the building and painted to match the surface to which they are
attached.

5. Exterior Electrical Equipment and Transformers: Electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is least visible and substantially screened from public view.

In no case shall exterior electrical equipment be mounted on the street-side or primary exposure side of any building.

6. Building Fixtures: Vents, louvers, exposed flashing, tanks, stacks, overhead doors, rolling and "man" service doors shall be painted consistent with the color scheme of the building.

7. Noise Attenuation:
a. Industrial developments which adjoin residentially
zoned areas shall include noise bafflers and/or
deflectors on all mechanical equipment mounted
outdoors to the satisfaction of City staff.
b. In compliance with Section 3.2.4 of the AELUP for the JFTB Los Alamitos, the noise impact of residential uses within the 60 dB CNEL/Noise Impact Zone 2 is sufficient to require sound attenuation as set forth in the
California Noise Insulation Standards, Title 25,
California Code of Regulations. The residential use
interior sound attenuation requirement shall be a CNEL
value not exceeding an interior level of 45 dBA. In
addition, all designated outdoor common or
recreational areas within Noise Impact Zone 2 must
provide outdoor signage informing the public of the
presence of operating aircraft.

G. Refuse Collection Areas
Compliance with Regulations: Refuse collection areas shall be designed and constructed in accordance with all state laws and Subsection 3.11.120 (Solid waste, organic waste, and recyclable materials storage) of the Cypress Zoning Ordinance.

H. Utilities

1. Underground: All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical, telephone and communications wires and
equipment shall be installed and maintained underground.

2. Design and Installation: On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving, and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use.

3. Temporary Utilities: Temporary overhead power and
telephone facilities shall be permitted during construction.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

I. Signage

1. General Requirements:
a. Signage for individual buildings shall not be allowed to conflict or interfere visually with other signage. To
support this, a "human scale" shall be maintained in all sign designs.
b. A sign shall be defined as including all parts, materials, frames and backgrounds, measured to the nearest
geometric configuration.
c. Logos or identification symbols shall be considered
signs. Sign information should be limited to tenant's
trade name, logo, and/or logo type.
d. All signs and their supporting structures shall be
enclosed, structurally safe, and maintained in good
condition.
e. Signs visible from the exterior of any building may be lit, but no signs or any other contrivance will be devised or constructed to rotate, gyrate, blink or in any fashion. f. All cabinets, conductors, transformers or other
equipment must be concealed from public view.
g. All signs and their supporting structures shall comply with the City building and electrical codes.

2. Sign Programs: A sign program promotes aesthetically cohesive and consistent signage for developments, ensures alignment with the City’s zoning regulations, and enhances effective business identification. Developing a sign program is encouraged for all multi-tenant developments and may also be adopted by single-tenant developments at their
discretion.

3. Building Identification Signs: Each street frontage is allowed one building identification sign, which must be affixed to a vertical building surface, integrated with the architectural design, single-faced, illuminated, and no larger than 100 square feet in area. Building identification signs should solely display the building name, without any advertising content.

4. Business Identification Signs: Business identification signs should solely display the business name, symbol, or logo, without any advertising content.
a. Wall Signs:
i. No wall sign shall exceed an area equal to 1½
square feet of sign for each one foot of lineal
frontage of the building or store, fronting on a
street or parking lot. No sign shall exceed 150
square feet of area nor comprise more than 10% of
the area of the elevation upon which the sign is
located.
ii. In multi-tenant industrial buildings, each business shall be permitted to install a wall sign over the
entrance to identify the tenant. Said signs shall be
oriented toward the street, parking or pedestrian
area for that building and shall not exceed one
square foot of sign area for each lineal foot of
building frontage up to a maximum of 20 square
feet.
iii. Restaurants may have one wall sign for each
building face not to exceed a total of 3 wall signs.

The front sign shall not exceed one square foot of
sign area for each linear foot of front building
elevation. Side or rear signs shall not exceed one
square foot of sign area for every two linear feet of
the side or rear elevation.
iv. Wall signs shall be composed of wood, metal,
plastic (Plexiglas or Fiberglass), paint or
comparable weather-resistant material.
b. Ground Signs and Freestanding Signs:
i. Ground signs shall not exceed 6 feet above grade in
height or more than 1½ square feet in area for each
one foot of lineal building or store frontage.

Frontage shall be defined as the face of a building
or store that fronts a street. However, no sign shall
exceed 150 square feet in area. No sign may block
the view of vehicles turning, as determined by the
City Engineer.
ii. For commercial uses, in lieu of a ground sign, one
freestanding identification sign may be allowed
provided that it does not exceed 25 feet in overall
height or 150 square feet in area.
iii. All freestanding signage structures shall be cast in concrete, or a substitute material approved by the
Planning Division with the design approach being
one of monolithic permanence. Lighting for these
signs can utilize flood lights located at their base to provide a wash of light over the structure. Signage
lettering and numbering may be case letter (cast
into structure or raised-case letters fixed to the face of the structure), self-lit type, sandblasted into wall surface or onto wood.

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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

5. Entry Sign: Entry monument signs shall be permitted
adjacent to the primary project entries and shall not exceed 4 feet in height and 40 square feet in size per face on each sign. Secondary entry signs shall not exceed 2½ feet in height and 15 square feet in size per face on each sign.

Number, location and area are subject to Planning Division approval.

6. Vehicular and Pedestrian Directional Signs: Vehicular directional signs shall not exceed 6 feet in height and 15 square feet in size per face on each sign. Pedestrian
directional signs shall not exceed 5 feet in height and 15 square feet in size per face on each sign. Directional signs shall not obstruct views of turning vehicles. The total number of such signs shall be subject to the review and approval of the Planning Division.

7. Temporary Signs:
a. Onsite unlighted subdivision signs shall be allowed for a non-renewable period of one year, provided that one
sign is allowed per project, the sign area per face shall not exceed 100 square feet, it is erected only for the
purpose of announcing the subdivision and sale or
rental of the property where located, and that it is
approved by the Planning Division.
b. Refer to Section 15 (Signs) of the Cypress Zoning
Ordinance for requirements applicable to political
campaign signs.
c. Banners, flags, aerial signs, and other non-exempted temporary signs shall be allowed for a non-renewable
period of 30 days, subject to approval of a temporary
sign permit from the Planning Division. No more than
two temporary sign permits may be issued per business
per year. Temporary sign permits should only be issued
for grand openings, open houses, or special events, as
approved by the Planning Division.
d. One unlighted real estate sign per frontage, not
exceeding 48 square feet in size, pertaining only to the sale, lease, or rental of the particular commercial or
office building or property.
e. One unlighted construction sign per job site, not
exceeding 32 square feet containing the name of the
project, and the names and addresses of the
contractors, architects, engineers, landscape architect, project or leasing agent, financing company, or
developer.

8. Prohibited Signs:
a. Inflatable signs, balloons, animals, symbols, etc.
b. Rooftop signs
c. Signage in or on windows
d. Signs on trailers or painted on the sides of large disabled or parked vehicles.
e. Signage painted directly onto windows or exterior walls f. Projecting signs
g. Magnetic signs
h. Rotating or moving signs
i. Flashing signs with the exception of changeable copy signs subject to the approval of a Conditional Use
Permit and in compliance with all applicable provisions of the Cypress Zoning Ordinance
j. Billboards
k. Pole signs
J. Performance Standards
Any permitted use shall be performed or carried out entirely within a building that is designed and constructed so that the enclosed operations and uses do not cause or produce a nuisance to adjacent sites, such as but not limited to the following: radio frequency interference, sound, vibration, electromechanical disturbance, electromagnetic
disturbance, radiation, air pollution, dust, emission of toxic or non-toxic odors, or toxic and non-toxic matter. Further, any permitted use shall meet all applicable performance standards specified in Section 10 (Performance Standards) of the Cypress Zoning Ordinance that do not conflict with DRAFT
any of the provisions of this Specific Plan.

Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

4.3.4 Edge Design Standards
A. Streets

1. General Streetscape Standards
a. Consistency and Visual Appeal: All landscaped street edges within the CBPSP area shall create a cohesive
streetscape, integrating drought-tolerant groundcover,
informal tree groupings, and aesthetically pleasing
berms.
b. Landscaped Setbacks: Landscaped edges vary by
roadway but generally range from 15 to 30 feet in width based upon the required setback (see Tables 4.3.1 and

4.3.2).
c. Sidewalk Width: Sidewalks on all arterial roadways
(major, primary, secondary, and collector) shall be a
minimum of five feet wide and shall have meandering
sidewalks (up to 10 feet wide) as required by the Director of Public Works. Sidewalks on local roadways shall be a minimum of five feet wide.
d. Plant Palette: Utilize drought-tolerant plants, replacing existing turf where applicable, in line with the CBPSP
Plant Palette (Appendix A).
e. Landmark Trees: Landmark trees must be preserved,
relocated, or replaced as per Landmark Tree
Replacement Guidelines.
f. Maintenance: The maintenance of landscaped edges
shall be the responsibility of the property owner. All
landscaped areas must be kept in a healthy, thriving
condition and remain free of weeds, debris, and other
unsightly elements.

2. Roadway-Specific Streetscape Standards
a. Sequential Streetscape Design: Streetscapes shall
incorporate the landscaped edge features detailed in the table below. The features are arranged sequentially,
starting with item 1, which is located directly adjacent to the street. Each subsequent feature is positioned
immediately behind the previous one.

Table 4.3.4-1 – Roadway-Specific Streetscape Standards
Roadway Landscaped Features Trees
Cerritos Ave
(East of Walker St)

1. Sidewalk

2. 3- to 3.5- foot-high undulating berms with 3:1
slope within the landscaped setback
 Trees shall be arranged in informal groupings of
five or more, spaced 15 to 20 feet apart
 Trees shall be setback a minimum of 4 feet
from sidewalks
 A minimum clearance of 12 feet above the
sidewalk shall be maintained
 Trees shall be placed around berms, but must
never be located directly on top of berms
 Trees shall maintain uniformity in height and
spread
Cerritos Ave and
Lexington Dr
(West of Walker St)

1. Sidewalk

2. 4-foot-wide planting strip with groundcover on
private property

3. 3-foot-wide, 5-foot-tall hedges to screen
adjacent land uses

4. 6-foot-high wrought iron or equivalent fence
Holder St

1. Sidewalk

2. Maximum 3-foot-high berms with a maximum
3:1 slope within the landscaped setback
Katella Ave*

1. Sidewalk

2. 2- to 5-foot-wide parkway with low shrubs and
hedges

3. 2- to 4- foot-high berms within the landscaped
setback (for property west of Walker Street,
berms must have a 2:1 slope on the parking
side)
Knott St.

1. Sidewalk

2. Maximum 3-foot-high berms with a maximum
3:1 slope within the landscaped setback
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Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

Roadway Landscaped Features Trees
Valley View St*
(Adjacent to Bolsa
Chica Channel)

1. 2.5- to 3- foot-high undulating berms with 3:1
slope within the 38-foot-wide landscaped
setback

2. Meandering sidewalk and bike path

3. 2.5- to 3- foot-high undulating berms with 3:1
slope within the 38-foot-wide landscaped
setback
Valley View St*
(All Other Areas)

1. Sidewalk

2. 2-foot-wide parkway

3. Berm with 3:1 slope within the landscaped
setback
Walker St*

1. Parkway with varying widths

2. Meandering sidewalk

3. 4-foot-high berm with 2:1 slope on the parking
lot side within the landscaped setback
Internal or Local
Streets
 Maximum 3-foot-high berms with a maximum
4:1 slope and 3-foot-high hedge for screening
parking/service areas within the landscaped
setback (no hedge is required where the
building edge abuts a landscape setback)
 Single row of canopy trees spaced 20 to 40 feet
apart
 Trees shall be setback a minimum of 4 feet from
sidewalks or curbs
 A minimum clearance of 12 feet above the
sidewalk shall be maintained
Siboney St/
Race Track
West Side

1. Sidewalk

2. 9-foot-wide planting strip with groundcover

3. 4-foot-high berm within a 35-foot-wide
landscaped setback, which must have a 2:1
slope on the parking side and 3:1 slope on the
opposite side
East Side (within a 35-foot-wide landscaped area in
the 110-foot-wide access and utilities easement):

1. Groundcover and trees

2. A meandering sidewalk and bike path

3. Additional Groundcover and trees
 Trees shall be spaced 15 to 20 feet apart
 Trees shall be setback a minimum of 4 feet
from sidewalks
 A minimum clearance of 12 feet above the
sidewalk shall be maintained
 Trees shall maintain uniformity in height and
spread
Vessels Cir
North Side

1. 5-foot-wide landscaped parkway

2. Sidewalk

3. 2-foot-high berm within a 20-foot landscaped
setback
South Side

1. 16-foot-wide landscaped parkway
* Along Katella Avenue, Valley View Street, and Walker Street, corners shall be special accent points with enhanced landscaping or decorative hardscape features.

DRAFT
Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP)

B. Buffers
Table 4.3.4-2 – Buffer Design Standards
Edge Landscaped Features
Between the Cypress Town Center and
Commons Specific Plan Area and
CBPSP Area
A landscaped island featuring a berm with a 3:1 slope on both sides, planted with eucalyptus groves.

Between the Stanton Storm Channel
and CBPSP Area
A buffer zone along the southern perimeter of the CBPSP area is designed to screen residences south of the channel from center activities. The zone includes:

1. A 10-foot-wide service road maintained by the Orange County Flood Control District.

2. A five-foot-high chain-link fence along the southern edge of the service road.

3. Adjacent to the service road, a minimum 8-foot-high, 35-foot-wide landscaped berm planted densely to enhance screening and aesthetics.

4. A five-foot-high decorative wrought iron or equivalent security fence along the north side of the berm, adjacent to the parking area, for added security and separation.

Where there is a difference in elevation on opposite sides of the screen, the height shall be measured from the highest elevation. Landscaping shall be per plan and any change shall require prior approval from the Planning Director and City Engineer. Any landscaping maintained by the property owner shall require a bond posted with the Community Development Department to guarantee against defects in plant materials and workmanship.

Note: If the landscape district is dissolved, responsibility for maintaining the required landscape area will transfer to the adjacent property owner.

Between the Southern Pacific Railroad
Tracks and CBPSP Area
A five-foot-wide landscape buffer consisting of dense, informal plantings of tall cypress or evergreen trees.

Between Residential Uses and the
CBPSP Area
A minimum 5-foot-wide landscaped buffer of trees shall be provided along that portion of a side and rear property line where such side yard or rear yard abuts property that is zoned for residential uses or community facilities. Said trees shall be of sufficient size and species to provide maximum screening and buffering from noise and visual intrusion of an industrial use upon a residential or community facility use.

Between Properties Within the CBPSP
Area
Where applicable, a perimeter buffer zone shall be established around a site using a combination of dense vegetation, earth berms, and architectural screening to minimize visual and noise impacts on adjacent properties. This can be waived by the property owner(s) to encourage shared parking and access facilities.

DRAFT
Chapter 5. Development Plan Cypress Business Park Specific Plan (CBPSP)

CHAPTER 5. DEVELOPMENT PLAN
The Development Concept for the CBPSP

5.1 Purpose
This Chapter presents an overview of the existing public utility infrastructure serving the CBPSP area and its surroundings.

Public utility suppliers include water, wastewater, drainage, natural gas, electricity, telecommunication, and solid waste. The Public Works Department will assess each utility on a
project-specific basis to ensure compliance with relevant standards and requirements.

5.2 Regional Access
The CBPSP area benefits from its proximity to major regional highways, including Interstate 605 (San Gabriel River Freeway), Interstate 405/State Route 22 (San Diego/Garden Grove
Freeways), State Route 91 (Artesia Freeway), and State Route 39 (Beach Boulevard). Specifically, I-605 is situated to the west, I-405/SR-22 to the south, SR-91 to the north, and SR-39 to the east of the CBPSP area. Access to I-605 and SR-39 is available via Katella Avenue and Cerritos Avenue.

5.2.1 Primary Access
Primary access to the Specific Plan Area is provided by Katella Avenue, Valley View Street, Cerritos Avenue, Knott Street, Holder Street, and Walker Street. Katella Avenue, a major east-west arterial highway, varies from 88 to 104 feet in width. Valley View Street, a major north-south arterial, serves as both a designated truck and bicycle route. Cerritos Avenue, another primary east-west arterial highway, ranges from 72 to 84 feet in width and is also designated as a truck route with a bicycle path incorporated into the existing sidewalk. Knott Street is a primary north-south arterial and designated truck route. Holder Street serves as a secondary north-south arterial, while Walker Street, also a north-south secondary arterial, varies in width – 64 feet wide north of Cerritos Avenue and 76 feet wide south of it.

Walker Street is designated as both a truck route and bicycle path, featuring an off-street bicycle path between Cerritos Avenue and Katella Avenue.

Additional access within the CBPSP area is provided by internal roadways, including Vessels Circle, Enterprise Drive, Plaza Drive, Corporate Avenue, Hope Street, Business Center Drive, etc.

5.2.2 Circulation Plan
A. No development shall be permitted on parcels without improved street access. For purposes of this standard, a street is a maintained public street or alley or a private street subject to the approval of the City Engineer.

B. Streets shall be designed and constructed in conformance with the General Plan Circulation Element and the City of Cypress Standard Plans. However, if alternative street
designs are proposed, they may be considered for approval pursuant to the Alternative Street Sections guidelines
outlined below.

C. Any development along Lexington Drive shall require
dedication of right-of-way. This requirement may be fulfilled through an irrevocable offer to dedicate 42 feet of
right-of-way from the centerline of Lexington Drive.

D. Installation of curbs, gutters, sidewalks, streets and alley paving, street lighting and street trees shall be subject to the provisions of the City of Cypress Standard Plans, this Specific Plan, and to the approval of the City Engineer.

E. All street names within the Specific Plan Area shall be approved, and changed if necessary, by the City Engineer.

F. No structures shall be constructed over existing pipeline, power line, drainage, transmission line or other similar easements, except where such easement has been
abandoned or vacated or the grantee of such easement has consented to such structural encroachment.

G. Bus turnouts and passenger waiting areas shall be provided at bus stops as determined necessary by the City Engineer.

H. Internal streets within the Specific Plan Area may be public or private.

I. To provide an opportunity for innovative and functional design within the Specific Plan Area, developers may
propose street section standards that differ from the City's Standard Plans. These alternative standards may be
approved by the City Engineer as part of the Site Plan Review process, provided that the developer demonstrates the
reasons for and extent to which the proposed street section should differ from the City’s Standard Plans. If approved, the alternative street sections will replace the corresponding standards in the City’s Standard Plans for that particular development project.

DRAFT
Chapter 5. Development Plan Cypress Business Park Specific Plan (CBPSP)

5.2.3 Transportation Systems Management
To reduce vehicular congestion and improve traffic flow, various methods are encouraged. Private driveways should connect adjoining developments to reduce traffic, and common drives should be utilized with recorded easements to guarantee shared access and maintenance. For parcels of five acres or more, separate access points may be allowed for security and
convenience, provided that access to adjacent parcels remains unobstructed.

Developers must comply with the City's policies regarding the impact of land development on City services and participate in the City's traffic impact fee assessment, as outlined in Chapter 5, Article VIII of the Cypress City Code.

Transportation Demand Management (TDM) measures apply to all development within the Business Park. For detailed
requirements, refer to Article XVII Cypress Transportation Demand Management Requirements for Specific New
Development Projects in the Cypress City Code.

Developers shall also participate in the Business Park
Transportation Systems Management (TSM) plan adopted by the City and join the Transportation Management Association (TMA) formed by Business Park landowners with City assistance pursuant to Article XVI Cypress Business park Vehicle Trip Reduction Program in the Cypress City Code. Developers shall participate in TSM programs on an equitable basis with all other City designated participants within the Business Park.

5.3 Water
An extensive network of water lines currently serves the CBPSP area and its adjacent properties, with Golden State Water Company serving as the water purveyor. Existing water lines run through Lexington Drive, Cerritos Avenue, Katella Avenue, surrounding streets, and certain parcels within the CBPSP Area.

Golden State Water Company has confirmed that these lines were built in compliance with the applicable codes at the time of their construction.

Precise water system requirements will be determined as development projects are proposed within the CBPSP area as part of the site plan review process and, where applicable, the subdivision map process. Water mains located in the public right of way will remain owned and operated by Golden State Water Company. Any mains within private property that serve as part of the public water distribution system will be dedicated to Golden State Water Company through recorded easements
following their construction and acceptance.

5.4 Wastewater
The City is responsible for reviewing and approving wastewater within the Specific Plan Area, while the Orange County Sanitation District (OCSAN) manages trunk sewer lines and wastewater treatment. New development within the CBPSP Area may
connect to existing trunk or main sewer lines, pending approval by the City Engineer or OCSAN. Precise sewer system
requirements will be determined during the site plan review process or, where applicable, the subdivision map process.

Development Conditions
A. The developer shall examine the capacity of existing sewer mains and laterals to confirm they are adequate for the intended use. If the existing lateral is unusable or lacks sufficient capacity, the developer shall construct a new sewer lateral with a publicly owned cleanout/manhole in the public right-of-way, at a location approved by the City Engineer. The applicant shall connect to the City's sewer system or another jurisdiction, as directed by the City Engineer.

B. 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 proposed public and/or private sewer lines, in accordance with the City’s Design Standards for Sewer Facilities.

C. All sewer lines within the development shall be considered private and maintained by the developer or their successors in interest. The City of Cypress shall not be responsible for maintaining private sewer lines.

5.5 Drainage
Each development project within the CBPSP area will
incorporate grading and landscaping measures to manage
stormwater runoff, aiming to mitigate its impact on the City's storm drain system. The primary goal is to enhance runoff quality and limit post-development hydrological effects through a strategy that prioritizes onsite storage and encourages infiltration across the Specific Plan area. Rainfall management techniques will include porous pavements, grassed swales, bioretention swales, and filter/buffer strips to capture and infiltrate rainwater onsite.

If further reduction is necessary, additional methods such as dry wells, French drains, gravel-filled infiltration pits, and infiltration galleries may be employed. Biotreatment systems may be
installed to improve stormwater quality before discharge. The implementation of Low Impact Development (LID) principles will minimize hard surfaces and utilize natural features where feasible.

DRAFT
Chapter 5. Development Plan Cypress Business Park Specific Plan (CBPSP)

In some cases, onsite flood control facilities may be incorporated to temporarily store runoff until the City's storm drain system has sufficient capacity. These facilities, such as retention ponds or underground storage vaults, may be shared among multiple development parcels or implemented independently. Due to the variety of land uses within the CBPSP, a combination of drainage and treatment systems may be required, with the specific method to be determined during project development. All selected methods must receive approval from the City Engineer.

5.6 Natural Gas and Electricity
The CBPSP area is served by Southern California Gas Company for natural gas and the Southern California Edison Company for electricity. The existing utility infrastructure is capable of being expanded to accommodate future development and increased demand within the CBPSP area. Precise system requirements for natural gas and electricity will be determined on a
project-by-project basis during the site plan review process and, where applicable, through the subdivision map process. All expansions or modifications to the utility network must comply with standards and regulations set forth by the respective utility providers.

5.7 Solid Waste
The City of Cypress contracts with a private solid waste hauler for the collection and disposal of solid waste generated within the CBPSP area. Solid waste collected from the area will be transported to an appropriate landfill facility, as designated by the City’s contracted hauler.

DRAFT
Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP)

CHAPTER 6. PERMIT PROCEDURES AND PLAN

IMPLEMENTATION
Permit Review Procedures and Specific Plan Implementation Measures This chapter provides procedures and requirements for
preparing, filing, and processing land use or development permit applications.

6.1 Specific Plan Adoption
The City Council adopted the Cypress Business Park Specific Plan (CBPSP) in March 2025 in accordance with the
provisions of Section 20 (Specific Plans) of the Cypress Zoning Ordinance.

6.2 Permit Review Authority
Table 6.2 identifies the authority responsible for reviewing and deciding on each action required by the CBPSP.
“Recommend” means the review authority makes a
recommendation to a higher authority; “Decision” means
the review authority makes the final decision (unless
appealed); “Appeal” means the review authority considers and decides on appeals to an earlier decision, per Section 27 (Appeals) of the Cypress Zoning Ordinance.

Table 6.2 – Review Authority
Planning Permit (1)
Review Authority Cypress City Design Review Code Reference Committee
Planning
Director
City Council
(2)
Accessory Outdoor Dining Decision Appeal N/A
Adjustments Decision Appeal N/A
Conditional Use Permits Recommend Decision CZO § 4.19.070 Design Review Decision Appeal CZO § 4.19.060 (3)
Development Agreements Recommend Decision CZO § 21
Extensions of Time Decision Appeal CZO § 5.24.050
General Plan Amendments Recommend Decision CZO § 28
Minor Changes to an Approved Project Decision CZO § 5.24.060 Sign Program Decision Appeal CZO § 4.19.060
Site Plan Review Recommend Decision N/A
Specific Plan Amendments Recommend Decision CZO § 20
Tentative Parcel Map Recommend Decision CCC § 25-14 – 25-22 Tentative Tract Map Recommend Decision CCC § 25-7 – 25-13 Landmark Tree Removal Permit (4) Decision Appeal CCC § 17-17 Reasonable Accommodation Decision CZO § 4.19.100
(1) The Planning Director may defer any permit to the City Council for final determination.
(2) All City Council decisions are final.
(3) All subsections of Section 4.19.060 (Design Review) of the Cypress Zoning Ordinance shall apply, except for Subsection B. (Applicability). In the CBPSP area, Design Review shall be required for all new buildings, additions, structures, and sign programs that meet all development and design standards.

The Planning Director may refer any Design Review
application to the City Council as a Site Plan Review for final determination.
(4) Per Section 17-18 (Same – Definitions) of the Cypress City Code, the phrase “landmark tree” means any tree designated as a landmark tree on the map on file in the Planning Division.

DRAFT
Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP)

6.3 Adjustments
A. Intent and Purpose of Subsection
The Adjustment procedure is established to grant
minor relief from development and design standards,
under limited circumstances, where such relief would
enhance the design and functionality of the proposed
structure or addition.

B. Allowable Adjustments
The Director may consider applications for
Adjustments to development and design standards
listed in table 6.3 (Types of Adjustments Allowed).

Table 6.3 – Types of Adjustments Allowed
Types of Adjustments Allowed Maximum
Adjustment

1. Distances between structures. A decrease in the minimum allowed distances between structures on the same parcel.
20%

2. Fence or wall height. An increase of the allowed maximum height of a fence or wall, subject to the review and conditions of the Building Official.
20%

3. Height of structures. An increase in the maximum allowable building height. 10%

4. Landscape requirements. An adjustment to any landscape standards with specific numerical requirements, such as setbacks, height, planting densities, and minimum dimensions. 10%

5. Parcel area, depth, or width. A decrease in the minimum required parcel area, parcel depth, or parcel width.
10%

6. Site coverage. An increase of the maximum allowable site coverage. 10%

7. Parking. A decrease in the number of required off-street parking spaces. 10%

8. Setback/yard area. A decrease in the maximum required setback/yard areas (e.g., front, rear, and side) for structures.
20%

9. Sign area/height. An increase of the maximum allowed height of signs or maximum allowed sign area. 10%

10. Design standards and objective standards for multi-family dwellings. A deviation from one or more standards set forth in Chapter 5 (Design Standards) of the CBPSP or Subsection 3.17.310 (Objective standards for multi-family dwellings) of the Cypress Zoning Ordinance may be approved if the Director determines that the project incorporates an alternative approach that effectively meets the intent of the original requirement.

C. Procedures

1. Application Requirements: In addition to application filing requirements in Section 18 (Applications,
Processing, and Fees) of the Cypress Zoning Ordinance,
applicants must submit a statement of the requested
Adjustment and reasons for the request.

2. Director's Investigation: The Director shall review the application, analyze precedent cases where relevant,
and prepare a report outlining the facts relating to the application.

3. Director's Action:
a. Based on the investigation, the Director shall
approve, approve with conditions, or disapprove
the Adjustment.
b. The Director shall make the following findings of
fact that establish the circumstances appropriate
for the decision:
i. The requested Adjustment is compatible with
the intent and purpose of the Cypress
Business Park Specific Plan (CBPSP); and
ii. The requested Adjustment is compatible with
the intent and purpose of the regulations and
design standards of the CBPSP.
c. A decision shall be made within 30 days of the
date the application is deemed complete.

DRAFT
Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP)

D. Adjustment Approval Attached to the
Property
An approved Adjustment remains valid only for the
specified property and improvements for which it was
granted. The approval continues to apply even with
changes in property ownership or any lawfully existing
structures on the property.

E. Time Limit for Using an Adjustment

1. Establishment of the Right to Use an
Adjustment: Adjustment approval shall be valid for 24
months from the effective date of approval. The
approval shall lapse and become void after that period
unless either:
a. A building permit is issued, and construction is
commenced and actively pursued on the
approved site;
b. If no building permit is required, a Certificate of
Occupancy is issued for the approved structure;
c. If no building permit or Certificate of Occupancy is required, the approved site is occupied; or
d. The grantee files an extension application, as
outlined in subsection E.2. below.

2. Extension of an Adjustment:
a. The Director may approve or disapprove an
extension application.
b. The Director may modify existing conditions of
approval or add new conditions to address any
changes affecting the Adjustment or surrounding
properties.
c. The Adjustment may be extended once, for an
additional 12 months, provided the extension
application is submitted before the expiration
date.

6.4 Site Plan Review
A. Intent and Purpose
The Site Plan Review is established to provide reviews
of development projects which, due to the nature of
their location or design, require special review to
determine if the location or design is compatible with
the surroundings of the area. The Site Plan Review
ensures that projects comply with all applicable city
standards and ordinances, align with the intent of the
CBPSP, and are not detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements in the immediate vicinity.

B. Applicability
Development projects that do not comply with the
development standards and/or design standards, and
are not eligible for an Adjustment, require Site Plan
Review approval pursuant to this chapter.

C. Procedures

1. Preliminary Plan: Applicants are required to submit
preliminary plans for review and comment by the
Planning Department prior to the final preparation of
a Site Plan.

2. Application Requirements: In addition to the
application filing requirements in Section 18
(Applications, Processing, and Fees) of the Cypress
Zoning Ordinance, applications shall include any plans, documents, reports, and information required by the
Planning Department to determine compliance with
the provisions of the CBPSP.

3. Public Hearing Required: A public hearing before the City Council shall be noticed and conducted in
compliance with Section 26 (Public Hearings) of the
Cypress Zoning Ordinance.

4. Director’s Investigation: The Director will review the application and make a recommendation to the City
Council based upon the project meeting the required
findings in Section D below. The report will be provided to the City Council and the applicant before the
scheduled public hearing on the application.

D. Mandatory Findings for Approval of a Site Plan
Review
The City Council may approve, with or without
conditions, a Site Plan Review application if it finds
that:

1. The proposed project is compatible with the intent and purpose of the Cypress Business Park Specific Plan
(CBPSP).

2. Development of the Site Plan will not have an adverse impact on public health, safety, interest, convenience
or general welfare.

DRAFT
Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP)

3. The Site Plan is compatible with the intent and purpose of the regulations and design standards of the CBPSP.

E. Time Limit for Using Site Plan Review Approval

1. Establishment of the Right to Use a Site Plan Review:

Site Plan Review approval shall be valid for 24 months
from the effective date of approval. The approval shall lapse and become void after that period unless either:
a. A building permit is issued, and construction is
commenced and actively pursued on the
approved site;
b. If no building permit is required, a Certificate of
Occupancy is issued for the approved structure;
c. If no building permit or Certificate of Occupancy is required, the approved site is occupied; or
d. The grantee or the city files an extension
application, as outlined in subsection E.2. below.

2. Extension of a Site Plan Review: A Site Plan Review
approval subject to lapse may be renewed for
additional 12-month periods, not to exceed two
extensions by the Planning Director (appealable to the
City Council) as necessary. Any further extensions
beyond that period may be requested but will be
subject to City Council approval; provided, the
application for renewal is filed with the Department
before the expiration date.

6.5 Interpretation
If ambiguity arises concerning the meaning or appropriate application of the provisions of the Specific Plan, the Planning Director has the authority to make an
interpretation.

6.6 Nonconformities
Section 25 (Nonconforming Uses, Structures, and Parcels) of the Cypress Zoning Ordinance shall apply to any
nonconforming lots, structures, and uses within the CBPSP area. Subsection 3.13.070.K. (Nonconforming landscaping) of the Cypress Zoning Ordinance shall apply to
nonconforming landscaping. Subsection 3.15.080 (Legal
nonconforming signs) shall apply to nonconforming signs.

6.7 Severability
If a court determines that a provision in this Specific Plan is unconstitutional or invalid, that determination shall not affect the validity of other parts of this document.

6.8 Implementation Action Plan
Table 6.8 lists the tasks intended to guide the City through near-term and on-going implementation of the CBPSP.

Table 6.8 – Implementation Action Plan
# Action Responsible Party
Economic Development and Business Support Implementation Measures

1. Develop a Fast-Track Program
Develop a Fast-Track Program to expedite processing times for projects in the CBPSP area that align with the City’s economic development goals.

Community Development
Department

2. Develop an Economic Development Action Plan
Develop an Economic Development Action Plan to guide economic development efforts within the City’s business parks, fostering job growth, business retention, and investment in key industries.

Community Development
Department

3. Business Retention
Establish a program to facilitate direct communication with business owners, addressing challenges, and providing incentives for staying in Cypress. By maintaining ongoing engagement with business owners, the City will regularly assess needs and refine strategies to support long-term business success.

Community Development
Department

4. Marketing and Branding Strategy
Promote the CBPSP area as a premier business destination through targeted marketing efforts, industry outreach, and digital campaigns that will enhance visibility and attract investment. Focus on attracting business sectors identified in an economic analysis that will generate quality employment opportunities and enhance the long-term vitality of the business park.

Community Development
Department
DRAFT
Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP)

# Action Responsible Party

5. Monitor Economic and Growth Indicators
Implement a monitoring system with key performance indicators to track trends in public revenues, employment, population, and housing growth within the CBPSP area. Conduct periodic studies to assess the Business Park’s economic contribution to the City and refine strategies to support sustained growth and development.

Community Development
Department
Infrastructure and Public Works Implementation Measures

6. Utility and Infrastructure Enhancements
Facilitate upgrades to electric, natural gas, water, and broadband infrastructure by local utility providers, ensuring the CBPSP area can accommodate high-tech and research-oriented businesses. Additionally, sewer systems will be replaced or repaired as needed. Developers will be required to conduct engineering studies to assess system capacity and identify necessary improvements, ensuring long-term reliability, efficiency, and sustainability of essential infrastructure.

Public Works Department

7. Stormwater and Drainage Upgrades
As necessary, upgrade stormwater management systems to comply with local flood control requirements and ensure resilience against heavy rainfall.

Public Works Department
Sustainability and Environmental Implementation Measures

8. Renewable Energy Integration
Encourage the use of solar panels, electric vehicle charging stations, and energyefficient building designs within the Business Park.

Community Development
Department
Public Works Department

9. Waste Reduction and Recycling
Coordinate with businesses to implement best practices in recycling and waste reduction programs.

Public Works Department

10. Landscape and Water Conservation Programs
Assist in ensuring compliance with water-efficient landscaping regulations and promote the use of drought-tolerant native plants.

Community Development
Department
Financing and Implementation Mechanisms

11. Grants and State Funding Opportunities
Identify and apply for federal, state, and regional grants that support economic development, infrastructure, and sustainability programs in the Business Park.

Community Development
Department

6.9 Maintenance
Final determination of maintenance responsibilities for the public and private improvements constructed within the
Cypress BPSP will be determined in future entitlement
approvals and/or a Development Agreement. It is
anticipated maintenance shall be generally conducted as described in Subsection 3.10.090 Property Maintenance of the Cypress Zoning Ordinance.

6.10 Federal Aviation
Administration Approval
The Specific Plan Area is located in proximity to the Joint Forces Training Base, Los Alamitos (JFTB), which is
governed by the Airport Environs Land Use Plan (AELUP) for the JFTB. The Planning Area for the JFTB in the AELUP
includes the area that lies above or penetrates the 100:1 Imaginary Surface, which is graphically shown in
Appendix D to the AELUP, as well as Exhibit SAF-7 in the Safety Element of the City's General Plan. Per Federal
Aviation Regulation (FAR) Part 77, Section 77.9 notice to the Federal Aviation Administration (FAA) is required for any proposed construction or alteration that is more than 200 feet Above Ground Level (AGL) at its site, or that exceeds the imaginary surfaces described in Section 77.9. Notices to the FAA provide a basis for evaluating project impacts on operational procedures and air navigation. To coincide with the FAA regulations, the Airport Land Use Commission
(ALUC) also requires notification of all such proposals.

Compliance with the ALUC shall be assessed during Design Review or Site Plan Review. Projects within the CBPSP
boundary shall meet the requirements of the Airport
Environs Land Use Plan for JFTB. The Public Utilities Code for the State of California, Sections 21670 through 21679.5 governs the activities and responsibilities of the ALUC.

DRAFT

CITY OF CYPRESS
Cypress Business Park Specific Plan
Appendix A
DRAFT

LANDSCAPE EXHIBITS

SURROUNDING ARTERIALS - KATELLA AVENUE

2.5’

OVERHANG

PARKING
SPACES
20’ MIN.

BERMED

PLANTING AREA
6’ MIN.

SIDEWALK

ROADWAY

TRAVEL LANE
36” MAX.

HEIGHT SHRUB

PLANTING,
TYP.

DRAFT

SURROUNDING ARTERIALS - VALLEY VIEW STREET
10’

PARKWAY

PLANTING AREA

2.5’

OVERHANG

PARKING
AREA
20’
BERMED

PLANTING AREA
6’ MIN.

SIDEWALK

ROADWAY

TRAVEL LANE
36” MAX.

HEIGHT SHRUB

PLANTING,
TYP.

DRAFT

PROJECT EDGES & BUFFERS
10’

MAINTENANCE
ROAD
MAINT. ROAD
31’
STORM

CHANNEL
STORM

CHANNEL
35’

BERMED BUFFER

LANDSCAPE AREA

BERMED BUFFER

PLANTING AREA

2.5’

OVERHANG

PARKING

PARKING
5’ HIGH FENCE
(DECORATIVE

WROUGHT IRON

OR EQUIVALENT)
5’ HIGH FENCE
(OCFCD

STANDARDS)
DRAFT
INTERNAL ROADWAYS TYPE 2
INTERNAL ROADWAYS TYPE 1
44’

TRAVEL LANES

TRAVEL LANES MEDIAN TRAVEL LANES
2’

OVERHANG
2’

OVERHANG

PARKING

PARKING

PARKING

PARKING
25’ MIN.

LANDSCAPE EDGE
15’ MIN.

LANDSCAPE EDGE
15’ MIN.

LANDSCAPE EDGE
36” MAX.

HEIGHT SHRUB

PLANTING,
TYP.
36” MAX.

HEIGHT SHRUB

PLANTING,
TYP.
15’ MIN.

LANDSCAPE
EDGE
5’
MIN.

WALK
8’

PARKWAY
2’

OVERHANG
2’

OVERHANG

5.5’

UTILITY EASEMENT
(from curb face)

5.5’

UTILITY EASEMENT
(from curb face)
DRAFT

ENTRY ELEVATION KATELLA AVENUE
ENTRY ELEVATION: VALLEY VIEW STREET
14’ MEDIAN
14’ MEDIAN
84’ RIGHT OF WAY
84’ RIGHT OF WAY
DRAFT

EXISTING TREE PALETTE & REPLACEMENT RECOMMENDATIONS

PROPOSED PLANT PALETTES

PLANT IMAGERY

PLANTING DETAILS

PLANT SPACING

CITY OF CYPRESS
Cypress Business Park Specific Plan
Appendix B
DRAFT

EXISTING TREE PALETTE & REPLACEMENT RECOMMENDATIONS
LOW
LOW
HIGH
LOW
LOW
LOW
LOW
LOW
MOD.

MOD.

LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
MOD.

MOD.

MOD.

V. LOW
LOW
MOD.

MOD.

LOW
LOW
LOW
LOW
LOW
LOW
MOD.

MOD.

MOD.

MOD.

MOD.

MOD.

HIGH
V. LOW
MOD.

MOD.

LOW
LOW
V. LOW
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X

ACACIA LONGIFOLIA
ACACIA MELANOXYLON (invasive)

ALNUS RHOMBIFOLIA

BRACHYCHITON POPULENUS

CALLISTEMON CITRINUS

CALLISTEMON VIMINALIS

CHORISIA (CEIBA) SPECIOSA

CORDYLINE AUSTRALIS

CUPANIOPSIS ANACARDIOIDES
(X) CUPRESSOCYPARIS LEYLANDII

CUPRESSOCYPARIS SEMPERVIRENS

ERYTHRINA CAFFRA

EUCALYPTUS CAMALDULENSIS

EUCALYPTUS CITRIADORA

EUCALYPTUS (CORYMBIA) FICIFOLIA

EUCALYPTUS LEUCOXYLON

EUCALYPTUS POLYANTHEMOS

EUCALYPTUS SIDEROXYLON
EUCALYPTUS SPP.

EUCALYPTUS VIMINALIS
FICUS FLORIDA (macrocarpa/aurea)

FRAXINUS VELUTINA

JACARANDA MIMOSIFOLIA

JUNIPERUS CALIFORNICA

LIGUSTRUM LUCIDUM

LIQUIDAMBAR STYRACIFLUA

LIRIODENDRUON TULIPIFERA

MELALEUCA NESOPHILA

OLEA EUROPAEA

PHOENIX DACTYLIFERA

PINUS CANARIENSIS

PINUS HALIPENSIS

PINUS PINEA

PISTACHIA CHINENSIS

PLATANUS ACERIFOLIA

PLATANUS RACEMOSA
POPULUS NIGRA ‘ITALICA’
PRUNUS (blirtenina) CERASIFERA

PYRUS BRADFORDII

SALIX BABYLONICA

SCHINUS MOLLE

TRISTANIA (LOPHOSTEMON) CONFERTA

ULMUS PARVIFOLIA

WASHINGTONIA ROBUSTA
Suggested Additions:

GEIJERA PARVIFLORA
CERCIDIUM ‘DESERT MUSEUM’
Sydney Golden Wattle
Blackwood Acacia
White Alder
Bottle Tree
Lemon Bottlebrush
Weeping Bottlebrush
Floss Silk Tree
Corodyline
Carrotwood Tree
Leyland Cypress
Italian Cypress
Coral Tree
Red Gum
Lemon-scented Gum
Red-flowering Gum
White Ironbark
Silver Dollar Gum
Red Ironbark
Eucalyptus
Manna Gum
Florida Fig / Florida Strangler
Arizona Ash
Jacaranda
California Juniper
Glossy Privet
Liquidambar / Sweet Gum
Tulip Tree
Pink Melaleuca
Olive (fruitless)
Date Plam
Canary Island Pine
Aleppo Pine
Stone Pine
Chinese Pistache
London Plane Tree
California Sycamore
Lombardy Poplar
Purple Leaf Plum
Bradford Pear
Weeping Willow
Peruvian (x Calif.) Pepper
Brisbane Box
Chinese Elm
Mexican Fan Palm
Australian Willow
Desert Museum Palo Verde
Agonis flexuosa ‘After Dark’ | Peppermint Willow
Arbutus unedo ‘Marina’ | Strawberry Tree
Heteromeles arbutifolia | Toyon
Laurus nobilis | Sweet Bay
Juniperus sco. ‘Wichita Blue’ | Witchita Blue Juniper
Quercus ilex / Holly Oak
Fraxinus velutina ‘Modesto’ | Modesto Ash
Tipuana tipu | Tipu Tree
Nyssa sylvatica | Sour Gum
Brachychiton discolor | Queensland Lacebark
(keep on palette for fall color & performance)
(keep on palette for performance)
(keep on palette for habitat & performance)
Ginkgo ‘Autumn Gold’ | Autumn Gold Maiden Hair
Feijoa sellowiana | Pineapple Guava
Koelreuteria paniculata | Golden Rain Tree
Schinus molle | Peruvian (Calif.) Pepper
(keep on palette for narrow shape & performance)
(keep on palette for performance - ‘True Green’ variety) Suggested evergreen for new low water palette
Suggested accent tree for new low water palette
BOTANICAL NAME Common Name

RECOMMENDED REPLACEMENTS
(Botanical name | Common Name)
NOTE: Species recommended below are to replace
existing trees with high or moderate water use, trees that are prone to limb failure, & species invasive in California.

Other trees listed on the plan category palettes herein are also acceptable.

WATER
USE

CITY OF

CYPRESS
(WUCOLS)

PLAN CATEGORY
TREE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X

XBUFFERS / BERMS
X
X
X
X
X
X
X
X
X
X
X
XPARKING & BLDG. FOUNDATIONS
(Existing before SP)
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X

XEDGES &

BOUNDARIES
X
X
X
X
X
X
X
X
X
X
X

XENTRIES / INTERSECTIONS
Mature or declining Eucalyptus are prone to limb
failure and can present safety and loss of property
issues. Consider replacing declining Eucalyptus
trees with alternative species like: Brachychiton,
Calocedrus, Quercus, Platanus, Tamarix, or Ulmus
depending upon site location, exposure, and water
use of understory shrubs.

CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D

BP CO PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

BUSINESS
PARK

COMMERCIAL
OFFICE
PROF. OFC., COTTONWOOD
CHURCH, MIXED-USE BUS. PK/
GEN. RETAIL COMM., MIXEDUSE COMM./RESD., MIXED-USE
COMM./SR. HOUSING, PROF. OFC.
& HOTEL & SUPPORT COMM.

LAND USE AREA
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
DRAFT

EXAMPLE SUGGESTED PLANTING IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT

PROPOSED PLANT PALETTE - ENTRIES / INTERSECTIONS
entries / intersections
Botanical Name Common Name
TREES
Cercidium ‘Desert Museum’ Desert Museum Palo Verde
Chorisia (Ceiba) speciosa Floss Silk Tree
Erythrina caffra Coral Tree
Geijera parviflora Australian Willow
Ginkgo biloba ‘Autumn Gold’ (male) Autumn Gold Maiden Hair Gleditsia triacanthos Honey Locust
Laurus nobilis ‘saratoga’ Saratoga Laurel
Liriodendron tulipifera Tulip Tree
Olea europaea (fruitless) Olive (fruitless)
Phoenix dactylifera Date Palm
Pinus pinea Stone Pine
Pistacia chinensis Chinese Pistache
Platanus acerifolia London Plane Tree
Platanus racemosa Western Sycamore
Quercus agrifolia Coast Live Oak
Quercus chrysiolepis Canyon Live Oak
Quercus engelmanii Engelman Oak
Quercus lobata Valley Oak
Tipuana tipu Tipu Tree
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ True Green Chinese Elm
Botanical Name Common Name

SHRUBS & GROUNDCOVERS
Acacia redolens ‘Desert Carpet’ Prostrate Acacia
Arbutus unedo ‘Compacta’ Compact Strawberry Tree
Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita
Artemisia californica ‘Montara’ California Montara Sagebrush Bougainvillea ‘Rosenka’ (compact) Rosenka Shrub Bougainvillea Carissa macrocarpa spp. and cvs. Natal Plum
Ceanothus griseus var. horizontalis Creeping California Lilac Cotoneaster dammeri ‘Lowfast’ Bearberry Cotoneaster
Gazania species Gazania
Grevillea ‘Noellii’ Grevillea
Juniperus conferta ‘Blue Pacific’ Shore Juniper
Lantana ‘New Gold’ New Gold Lantana
Leucophyllum frutescens Texas Ranger
Olea europaea ‘Montra’ Little Ollie Dwarf Olive
Penstemon het. ‘Margarita BOP’ Foothill Penstemon
Pittosporum tobira ‘Variegata’ Varigated Mock Orange
Rhaphiolepis indica ‘Clara’ White India Hawthorne
Rhaphiolepis indica ‘Pinkie’ Pink India Hawthorne (Low) Rosmarinus o. ‘Huntington Carpet’ Huntington Carpet Rosemary Westringia fruiticosa ‘Morning Light’ Morning Light Coast Rosemary Botanical Name Common Name

GRASSES
Bouteloua gra. ‘Blonde Ambition’ Blonde Ambition Blue Grama Dianella cap. ‘Clarity Blue’ Clarity Blue Flax Lily
Dianella revoluta ‘Little Rev’ Little Rev Flax Lily
Festuca mairei Atlas Fescue
Hesperaloe parviflora ‘Brake Lights’ Brake Lights Red Yucca Lomandra long. ‘Platinum Beauty’ Variegated Dwarf Mat Rush Muhlenbergia capillaris ‘Regal Mist’ Regal Mist Muhly
Muhlenbergia dubia Pine Muhly

SUCCULENTS
Agave ‘Blue Flame’ Blue Flame Agave
Agave ‘Blue Glow’ Blue Glow Agave
Aloe ‘Blue Elf’ Blue Elf Aloe
Aloe striata Coral Aloe
Bulbine frutescens Stalked Bulbine
Sedum adolphii ‘Firestorm’ Firestorm
Senecio serpens Blue Chalk Sticks
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D KEYMAP

REFERENCE LOCATIONS
DRAFT
parking areas & building foundations
Botanical Name Common Name
TREES
Agonis flexuosa ‘After Dark’ After Dark Peppermint Willow Arbutus unedo ‘Marina’ Marina Strawberry Tree
Cercidium ‘Desert Museum’ Desert Museum Palo Verde
Chilopsis linearis ‘Burgandy’ Burgandy Desert Willow
Erythrina caffra Coral Tree
Feijoa (Acca) sellowiana Pineapple Guava
Geijera parviflora Australian Willow
Ginkgo biloba (male) Ginkgo (Male only)
Gleditsia triacanthos Honey Locust
Juniperus sco. ‘Witchita Blue’ Witchita Blue Juniper
Koelreuteria paniculata Golden Rain Tree
Lagerstroemia indica Crape Myrtle
Laurus nobilis Sweet Bay / Laurel
Ligustrum lucidum Glossy Privet
Leptospermum scoparium New Zealand Tea Tree
Nyssa sylvatica Sour Gum
Olea Europaea (fruitless) Fruitless Olive
Phoenix dactylifera Date Palm
Pinus (brutia ssp.) eldarica Mondell Pine
Pistacia chinensis Chinese Pistache
Platanus acerifolia ‘Bloodgood’ London Plane Tree
Prosopis glandulosa ‘Maverick’ Thornless Honey Mesquite Quercus chrysiolepis Canyon Live Oak
Quercus ilex Holly Oak
Quercus suber Cork Oak
Quercus tomentella Island Oak
Tamarix aphylla Athel Tree
Tristania (Lophostemon) conferta Brisbane Box
Tipuana tipu Tipu Tree
Ulmus parviflora Chinese Elm
Umbellularia californica California Laurel
Botanical Name Common Name

SHRUBS & GROUNDCOVERS
Arbutus unedo ‘Compacta’ Compact Strawberry Tree
Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita
Arctostaphylos D. ‘Howard McMinn’ Howard McMinn Manzanita Bougainvillea ‘Rosenka’ (compact) Rosenka Shrub Bougainvillea Ceanothus ‘Centennial’ Centennial Ceanothus
Ceanothus griseus var. horizontalis Creeping California Lilac Cotoneaster dammeri ‘Lowfast’ Bearberry Cotoneaster
Cotoneaster horizontalis perpusillus Rock Spray Cotoneaster Grevillea ‘Noellii’ Grevillea
Juniperus conferta ‘Blue Pacific’ Shore Juniper
Lantana ‘New Gold’ New Gold Lantana
Leucophyllum frutescens Texas Ranger
Limonium perezii Statice/Sea Lavender
Lonicera japonica ‘Halliana’ Hall’s Honeysuckle
Olea europaea ‘Montra’ Little Ollie Dwarf Olive
Penstemon het. ‘Margarita BOP’ Foothill Penstemon
Pittosporum tobira ‘Variegata’ Varigated Mock Orange
Rhaphiolepis indica ‘Clara’ White India Hawthorne
Rhaphiolepis indica ‘Pinkie’ Pink India Hawthorne (Low) Rosa ‘Noare’ Red Carpet Rose
Rosmarinus o. ‘Huntington Carpet’ Huntington Carpet Rosemary Rosmarinus o. ‘Prostratus’ Prostrate Rosemary
Salvia apiana ‘Compacta’ Compact White Sage
Salvia clev. ‘Winnifred Gilman’ Winnifred Gilman Sage
Salvia greggii ‘Hotlips’ Hot Lips Autumn Sage
Salvia leucantha Mexican Bush Sage
Trichostema lanatum Wooly Blue Curls
Westringia fruiticosa ‘Morning Light’ Morning Light Coast Rosemary

PROPOSED PLANT PALETTES - PARKING AREAS & BUILDING FOUNDATIONS Botanical Name Common Name

GRASSES
Bouteloua gra. ‘Blonde Ambition’ Blonde Ambition Blue Grama Chondropetalum tec. ‘El Campo’ El Campo Cape Rush
Dianella cap. ‘Clarity Blue’ Clarity Blue Flax Lily
Dianella revoluta ‘Little Rev’ Little Rev Flax Lily
Festuca mairei Atlas Fescue
Hesperaloe parviflora ‘Brake Lights’ Brake Lights Red Yucca Lomandra long. ‘Platinum Beauty’ Variegated Dwarf Mat Rush Muhlenbergia capillaris ‘Regal Mist’ Regal Mist Muhly
Muhlenbergia dubia Pine Muhly
Sesleria autumnalis ‘Greenlee’ Greenlee Moor Grass

SUCCULENTS
Agave ‘Blue Flame’ Blue Flame Agave
Agave ‘Blue Glow’ Blue Glow Agave
Aloe bainesii* Tree Aloe
Aloe ‘Blue Elf’ Blue Elf Aloe
Aloe striata* Coral Aloe
Bulbine frutescens Stalked Bulbine
Crassula capitella* Campfire Crassula
Sedum adolphii ‘Firestorm’ Firestorm
Sedum hispanicum ‘Blue Carpet’ StonecRop
Senecio serpens Blue Chalk Sticks
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT

PROPOSED PLANT PALETTE - EDGES, BUFFERS & BOUNDARIES
edges, buffers & boundaries
Botanical Name Common Name
TREES
Brachychiton rupestris Narrowleaf Bottle Tree
Callistemon citrinus Bottlebrush
Calliestemon viminalis Weeping Bottlebrush
Calocedrus decurrens Incense Cedar
Cordyline australis Cabbage Palm
Heteromeles arbutifolia Toyon
Juniperus californica California Juniper
Nyssa sylvatica Sour Gum
Pinus radiata Monterey Pine
Platanus racemosa Western Sycamore
Prunus ilicifolia Hollyleaf Cherry
Prunus ilicifolia var lyonii Catalina Cherry
Quercus agrifolia Coast Live Oak
Quercus chrysiolepis Canyon Live Oak
Quercus engelmanii Engelman Oak
Quercus ilex Holly Oak
Quercus lobata Valley Oak
Quercus tomentella Island Oak
Tamarix aphylla Athel Tree
Tristania (Lophostemon) conferta Brisbane Box
Ulmus parvifolia ‘Dynasty’ Dynasty Chinese Elm
Umbellularia californica California Laurel
Washingtonia filifera California Fan Palm
Botanical Name Common Name

SHRUBS & GROUNDCOVERS
Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita
Artemisia californica ‘Montara’ California Montara Sagebrush Baccharis pilularis ‘Pigeon Point’ Coyote Brush
Berberis aq. ‘Golden Abundance’ Golden Abundance Mahonia Ceanothus griseus var. horizontalis Yankee Point Ceanothus Diplacus aurantiacus Sticky Monkey Flower
Encelia californica Coast Sunflower
Fremontodendron ‘Ken Taylor’ Ken Taylor Flannel Bush
Heuchera hybrids Coral Bells
Keckiella cordifolia Heart-leaf Penstemon
Mimulus cardinalis Scarlet Monkey Flower
Rhamnus californica ‘Eve Case’ Coffeeberry
Rhus integrifolia Lemonadeberry
Ribes aureum v. gracillimum Golden Currant
Ribes speciosum Fuchsia Flowering Gooseberry
Salvia apiana ‘Compacta’ Compact White Sage
Salvia leucantha Salvia clev. ‘Winnifred Gilman’
Salvia spathacea Hummingbird Sage
Solidago californica California Goldenrod
Xylosma congesta Shiny Xylosma
Botanical Name Common Name

GRASSES
Festuca californica California Fescue
Festuca mairei Atlas Fescue
Muhlenbergia rigens Deer Grass
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT

BRACHYCHITON RUPESTRIS

NARROWLEAF BOTTLE TREE
AGONIS FLEXUOSA ‘AFTER DARK’

AFTER DARK PEPPERMINT WILLOW

CEDRUS DEODARA

DEODAR CEDAR
ARBUTUS UNEDO ‘MARINA’

MARINA STRAWBERRY TREE

CALOCEDRUS DECURRENS

INCENSE CEDAR
CHILOPSIS LINEARIS ‘BURGANDY’

BURGANDY DESERT WILLOW
CERCIDIUM ‘DESERT MUSEUM’

DESERT MUSEUM PALO VERDE

GEIJERA PARVIFLORA

AUSTRALIAN WILLOW

ARCTOSTAPHYLOS GLAUCA

BIG BERRY MANZANITA
trees
GINKGO BILOBA ‘AUTUMN GOLD’

AUTUMN GOLD MAIDEN HAIR

HETEROMELS ARBUTIFOLIA
TOYON

GLEDITSIA TRIACANTHOS

HONEY LOCUST

KOELREUTERIA PANICULATA

GOLDEN RAIN TREE
LAGERSTROEMIA IND. (VARIETIES)

CRAPE MYRTLE

JUNIPERUS CALIFORNICA

CALIFORNIA JUNIPER

TREE IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D

INDICATES TREE INCLUDED WITHIN EXISTING SPECIFIC PLANS

BP CO PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC
DRAFT

TREE IMAGERY

NYSSA SYLVATICA

SOUR GUM
OLEA EUROPAEA ‘SWAN HILL’

FRUITLESS OLIVE
trees cont.

PINUS (BRUTIA) ELDARICA

MONDELL PINE

PINUS PINEA

STONE PINE

PINUS RADIATA

MONTEREY PINE

PISTACIA CHINENSIS

CHINESE PISTACHE
PRUNUS ILICIFOLIA VAR. LYONII

CATALINA CHERRY

PLATANUS RACEMOSA

CALIFORNIA SYCAMORE

PROSOPIS CHILENSIS

THORNLESS CHILEAN MESQUITE
PLATANUS ACERIFOLIA (X. HISPAN.)

LONDON PLANE TREE

PRUNUS ILICIFOLIA

HOLLYLEAF CHERRY
PROSOPIS GLAND. ‘MAVERICK’

THORNLESS HONEY MESQUITE

PINUS TORREYANA

TORREY PINE

QUERCUS AGRIFOLIA

COAST LIVE OAK
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D

INDICATES TREE INCLUDED WITHIN EXISTING SPECIFIC PLANS
D1
D1 D2
BP
BP
CO
CO

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC
LAURUS NOBILIS ‘SARATOGA’

SARATOGA LAUREL
DRAFT

QUERCUS TOMENTELLA

ISLAND OAK

QUERCUS ENGELMANII

ENGELMAN OAK

UMBELLULARIA CALIFORNICA

CALIFORNIA BAY

TAMARIX APHYLLA

ATHEL TREE

TIPUANA TIPU

TIPU TREE

QUERCUS ILEX

HOLLY OAK

QUERCUS LOBATA

VALLEY OAK

SCHINUS MOLLE
(CALIF.) PERUVIAN PEPPER

WASHINGTONIA FILIFERA

CALIFORNIA FAN PALM

ULMUS PARVIFLORA

CHINESE ELM

QUERCUS SUBER

CORK OAK
trees cont.

TREE IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D

INDICATES TREE INCLUDED WITHIN EXISTING SPECIFIC PLANS

BP CO PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

PO, CC, MUBP/GRC,

MUC/R, MUC/SR, PO/HSC

QUERCUS CHRYSIOLEPIS

CANYON LIVE OAK
DRAFT
BOUGAINVILLEA ‘ROSENKA’

ROSENKA BOUGAINVILLEA
ACACIA RED. ‘DESERT CARPET’

DESERT CARPET PROSTRATE ACACIA
ARCTO. D. ‘HOWARD MCMINN’

HOWARD MCMINN MANZANITA

ACHILLEA MILEFOLIUM

COMMON YARROW
ARBUTUS UNEDO ‘COMPACTA’

COMPACT STRAWBERRY TREE
ARCTOSTAPHYLOS ‘PACIFIC MIST’

PACIFIC MIST MANZANITA
BACCHARIS PIL. ‘CENTENNIAL’

COYOTE BRUSH
BACCHARIS PIL. ‘PIGEON POINT’

COYOTE BRUSH
BACCHARIS PIL. ‘TWIN PEAKS’

COYOTE BRUSH
CEANOTHUS ‘CENTENNIAL’

CENTENNIAL CEANOTHUS
ACACIA RED. ‘LOW BOY’

LOW BOY PROSTRATE ACACIA
ARTEMISIA CAL. ‘MONTARA’
CALIF. MONTARA SAGEBRUSH
BERBERIS AQ. ‘GOLDEN ABUND.’

GOLDEN ABUNDANCE MAHONIA
CEANOTHUS ‘JOYCE COULTER’

CALIFORNIA LILAC
CEANOTHUS G.V.H. ‘YANKEE POINT’

YANKEE POINT CEANOTHUS

CALLIANDRA CALIFORNICA

BAJA FAIRY DUSTER
CEANOTHUS G.V. HORIZONTALIS

CREEPING CALIFORNIA LILAC

CALLIANDRA HAEMATOCEPHILA

PINK POWDER PUFF
shrubs & groundcovers
COTONEASTER DAM. ‘LOWFAST’

BEARBERRY COTONEASTER

DIPLACUS AURANTIACUS

STICKY MONKEY FLOWER
COTONEASTER HOR. PERPUSILLUS

ROCK SPRAY COTONEASTER
EPILOBIUM CANUM SPP. CANUM

CALIFORNIA FUCHSIA

ENCELIA CALIFORNICA

COAST SUNFLOWER

ERIGERON GLAUCUS

SEASIDE DAISY

SHRUB & GROUNDCOVER IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT
JUNIPERUS CON. ‘BLUE PACIFIC’

SHORE JUNIPER

LOBELIA LAXIFLORA

MEXICAN BLUSH LOBELIA
FREMONTODEN. ‘KEN TAYLOR’

KEN TAYLOR FLANNEL BUSH
GREVILLEA ‘NOELLII’

GREVILLEA

HEUCHERA HYBRIDS

CORAL BELLS

HEUCHERA MAXIMA

ISLAND ALUM ROOT

LIMONIUM PEREZII

STATICE / SEA LAVENDER

GAZANIA SPECIES

GAZANIA

LOBELIA DUNNII

BLUE LOBELIA

KECKIELLA CORDIFOLIA

HEART-LEAF PENSTEMON
LANTANA ‘NEW GOLD’

NEW GOLD LANTANA

LEUCOPHYLLUM FRUTESCENS

TEXAS RANGER
shrubs & groundcovers
OLEA EUROPAEA ‘MONTRA’

LITTLE OLLIE DWARF OLIVE
PITTOSPORUM T. ‘VARIEGATA’

VARIEGATED MOCK ORANGE
RHAMNUS CAL. ‘EVE CASE’

COFFEEBERRY
RHAPHIOLEPIS IND. ‘CLARA’

WHITE INDIA HAWTHORNE
PENSTEMON H. ‘MARGARITA BOP’

FOOTHILL PENSTEMON
RHAPHIOLEPIS IND. ‘PINKIE’

PINK INDIA HAWTHORNE
RIBES AUREUM V. GRACILLIMUM

GOLDEN CURRANT

RIBES VIBURNIFOLIUM

CATALINA CURRANT
ROSA FLORABUNDA ‘ICE BERG’

WHITE ICE BERG ROSE

RHUS INTEGRIFOLIA

LEMONADEBERRY

RIBES SPECIOSUM

FUCHSIA FLOWERING GOOSEBERRY
ROSA ‘NOARE’

RED CARPET ROSE

SHRUB & GROUNDCOVER IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT
ROSMARINUS O. ‘PROSTRATUS’

PROSTRATE ROSEMARY

SALVIA SPATHACEA

HUMMINGBIRD SAGE
SALVIA GREGGII ‘HOTLIPS’

HOT LIPS AUTUMN SAGE
ROSMARINUS O. ‘HUNT. CARPET’

HUNTINGTON CARPET ROSEMARY

SALVIA LEUCANTHA

MEXICAN BUSH SAGE
SALVIA APIANA ‘COMPACTA’

COMPACT WHITE SAGE
SALVIA CLEV. ‘WINNIFRED GILMAN’

WINNIFRED GILMAN SAGE

SYMPHORICARPOS MOLLIS

CREEPING SNOWBERRY

SALVIA CLEVELANDII

CLEVELAND SAGE
shrubs & groundcovers cont.

WESTRINGIA FRU. ‘MORNING LIGHT’

MORNING LIGHT COAST ROSEMARY
ZAUSCHNERIA CAL. ‘CATALINA’

CALIFORNIA FUCHSIA

VINCA MAJOR

PERIWINKLE

SHRUB & GROUNDCOVER IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT
HESPERALOE PAR. ‘BRAKE LIGHTS’

BRAKE LIGHTS RED YUCCA
BOUTELOUA ‘BLONDE AMBITION’

BLONDE AMPBITION BLUE GRAMA

CAREX TUMULICOLA

FOOTHILL SEDGE
CHONDROPET. T. ‘EL CAMPO’

EL CAMPO CAPE RUSH
DIANELLA C. ‘CLARITY BLUE’

CLARITY BLUE FLAX LILY

CAREX PANSA

DUNE SEDGE
DIANELLA REV. ‘LITTLE REV’

LITTLE REV FLAX LILY

JUNCUS PATENS

CALIFORNIA GRAY RUSH

FESTUCA MAIREI

ATLAS FESCUE

FESTUCA CALIFORNICA

CALIFORNIA FESCUE
LOMANDRA ‘EVERGREEN BABY’

EVERGREEN BABY MAT RUSH
grasses & grass-like
LOMANDRA L. ‘PLATINUM BEAUTY’

VARIEGATED DWARF MAT RUSH

MUHLENBERGIA DUBIA

PINE MUHLY

MUHLENBERGIA RIGENS

DEER GRAS
SESLERIA AUT. ‘GREENLEE’

GREENLEE MOOR GRASS
LOMANDRA LONG. ‘BREEZE’

DWARF MAT RUSH
MUHLENBERGIA CAP. ‘REGAL MIST’

REGAL MIST MUHLY

GRASSES IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT

AGAVE OVATIFOLIA
WHALE’S TONGUE AGAVE
ALOE ‘BLUE ELF’

BLUE ELF ALOE

AGAVE PARRYI
PARRY’S AGAVE
AGAVE ‘BLUE FLAME’

BLUE FLAME AGAVE
AGAVE ‘BLUE GLOW’

BLUE GLOW AGAVE

BULBINE FRUTESCENS

STALKED BULBINE

CRASSULA CAPITELLA

CAMPFIRE CRASSULA
CRASSUL OVATA ‘JITTERS’

JITTERS JADE PLANT

SENECIO SERPENS

BLUE CHALK STICKS
AGAVE DES. ‘VARIEGATA’

VARIEGATED SMOOTH AGAVE

ALOE STRIATA

CORAL ALOE
SEDUM ADOLPHIII ‘FIRESTORM’

FIRESTORM
SEDUM HISPAN. ‘BLUE CARPET’

STONECROP

SENECIO MANDRALISCAE

KLEINIA / GROUNDSEL
succulents

SUCCULENT IMAGERY
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT
Recommended tree planting details include
observation tubes and appropriate planting
pit size and ammendments for successful tree
growth.

Specimen trees, larger than 36” Box size, should
be properly guyed and oriented by the project
landscape architect or a certified arborist.

Details for both level terrain and sloped terrain
have been included for trees and shrubs to
allow for the varying site conditions found at
Cypress Business Park

PLANTING INSTALLATION STANDARDS
Organic Mulch: 4-5” deep, 0”-2” Forest Floor
or Equal, no dyed or colored mulch, with no
landscape fabric
Gravel Mulch or Decomposed Granite: 3-4”
Deep with landscape fabric beneath
In planters adjoining building foundation: 16”
wide ¾” rock gravel band around buildings
with aluminum edging, 3-4” gravel, and fabric
beneath
No resin board or redwood header board,
please use aluminum edging for longevity
planting
details &
standards

PLANTING DETAILS
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT

PROPOSED OPEN PLANTING LAYOUT
(ALLOWS FOR MATURE GROWTH)

SIZE AT TIME

OF PLANTING

SIZE AT TIME

OF PLANTING
GRID

SPACING

TRIANGULAR

SPACING
MATURE

PLANT SIZE
MATURE

PLANT SIZE

TYPICAL DENSE PLANTING LAYOUT - TO AVOID
(REQUIRES REGULAR HEDGING/THINNING)

SIZE AT TIME

OF PLANTING
MATURE

PLANT SIZE
The proposed plantng design approach is
to use durable low water use plants, spaced
widely to allow for mature growth with
minimal need of hedging, pruning, shearing,
or trimming.

Trees can be planted in smaller
container sizes to reduce initial cost of
installation and improve the long-term
health and viability of the tree; allowing
trees to mature on the project site
instead of in a container at a nursery
improves long-term tree health and
success.

Root barriers should be installed
wherever trees are within 5’ of
hardscape to minimize uplift of concrete
curbs or walkways.

Ornamental grasses will require annual
shearing.

Bark mulch or gravel mulch to be
installed in all planting area to
reduce evapotranspiration of applied
irrigation water, thereby reduces water
application needs and costs, and
improving the soil conditions.
plant
spacing

REPRESENTATIVE OPEN SPACING

PLANT SPACING
CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D DRAFT

BUSINESS SECTOR ANALYSIS AND

REAL ESTATE MARKET ANALYSIS
FOR

BUSINESS PARK SPECIFIC PLAN

CITY OF CYPRESS, CA
Prepared for:

CASC Engineering & Consulting
March 16, 2023
PREPARED BY:

THE NATELSON DALE GROUP, INC.

YORBA LINDA, CA • www.natelsondale.com
O: 714.692.9596 • F: 714.692.9597
DRAFT
Table of Contents

1. Introduction ........................................................................................................................................... 1

2. Executive Summary ............................................................................................................................... 4 A. Real Estate Demand Summary...................................................................................................... 4 B. Business Sector Summary ...........................................................................................................12

3. Real Estate Market Projections...........................................................................................................14

4. Business Sector Analysis......................................................................................................................26 A. Existing Important Business Sectors in Cypress, and Orange and Los Angeles Counties...........26 B. “Candidate” Business Sectors for Cypress Target Business Sector Program..............................35 APPENDIX A: Business Sector Employee Database by Region APPENDIX B: Local-Oriented Business Sector Narrative Definitions APPENDIX C: Export-Oriented Business Sector Narrative Descriptions APPENDIX D: Business Sector NAICS Component Industries
APPENDIX E: EMSI Business Sector Adjustments by Industry DRAFT
`
Tables
Table 1. Existing Industrial Market Conditions (12/31/2022). Cypress, Orange County, Los Angeles County.........................................................................................................................................................14 Table 2. Existing Office Market Conditions (12/31/2022). Cypress, Orange County, Los Angeles County 15 Table 3. Office and Industrial Absorption Rates by Time Period. Orange County, 2012-2022 ..................16 Table 4. Total Employment, Industrial Employment, and Office Employment by Year. Orange and Los Angeles Counties.........................................................................................................................................17 Table 5. Historic and Projected Employment by Major Industry Group, Orange County ..........................19 Table 6. Land Use - Industry Correspondence Matrix (shows percentages of jobs in each industry that are associated with each major land use category)..........................................................................................20 Table 7. Projected Employment Growth by Major Industry Group. Orange County, Los Angeles County, California, United States.............................................................................................................................21 Table 8. Projected Employment Growth by Land Use Category, 2022-2032. Orange County, Los Angeles County, California, and U.S. ........................................................................................................................22 Table 9. Projection of Demand for New Office and Industrial Space. METHODOLOGY 1: RECENT HISTORIC ABSORPTION TREND...................................................................................................................................23 Table 10. Projection of Demand for New Office and Industrial Space. METHODOLOGY 2: PROJECTED EMPLOYMENT GROWTH.............................................................................................................................24 Table 11. Projection of Demand for New Office and Industrial Space, 2022-2032. POTENTIAL CYPRESS CAPTURE RATES OF ORANGE COUNTY DEMAND.......................................................................................25 Table 12. Summary Characteristics and Trends, Cypress’s Largest Export-Oriented Business Sectors (list includes all Business Sectors with more than 100 jobs in 2021) ................................................................27 Table 13. Summary Characteristics and Trends, Cypress’s Largest Local-Oriented Business Sectors (list includes all sectors with more than 800 jobs in 2021) ...............................................................................28 Table 14. Summary Characteristics and Trends, Orange County’s Largest Export-Oriented Business Sectors (list includes all sectors with more than 4,000 jobs in 2021).........................................................29 Table 15. Summary Characteristics and Trends, Orange County’s Largest Local-Oriented Business Sectors (list includes all clusters with more than 40,000 jobs in 2021)...................................................................30 Table 16. Summary Characteristics and Trends, Los Angeles County’s Largest Export-Oriented Business Sectors (List includes all sectors with more than 10,000 jobs in 2021)......................................................31 Table 17. Summary Characteristics and Trends, Los Angeles County’s Largest Local-Oriented Business Sectors (List includes all sectors with more than 100,000 jobs in 2021)....................................................32 Table 18. Job Growth/Retraction Performance Compared to National Trends for Largest Export-Oriented Business Sectors, Cypress, Orange and Los Angeles Counties....................................................................33 Table 19. Job Growth/Retraction Performance Compared to National Trends for Largest Local-Oriented Business Sectors, Cypress, Orange and Los Angeles Counties....................................................................34 Table 20. Top 10 Business Sectors for Key Variables: LQ, Jobs, and Job Growth, Cypress.........................36 DRAFT
Table 21. Top 10 Business Sectors for Key Variables: LQ, Jobs, and Job Growth, Orange County.............37 Table 22. Top 10 Business Sectors for Key Variables: LQ, Jobs, and Job Growth, Los Angeles County......38 Table 23. Narrative Descriptions and Key Component Industries for Preliminary List of Candidate Business sectors..........................................................................................................................................39 DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
1 1. Introduction
This report summarizes two separate but related economic studies completed by The Natelson Dale Group, Inc. (TNDG) in support of the City of Cypress’s Business Park Specific Plan process:

1. A real estate market analysis to forecast potential demand for the development of new industrial, office and ancillary retail space within the Specific Plan area; and

2. A business sector analysis to identify specific industries that are potentially well positioned to grow in Cypress, and which therefore represent viable “target tenants” for office and industrial facilities in the Specific Plan area.

For both the real estate market analysis and the business sector study, TNDG has evaluated opportunities in Cypress in the context of existing and anticipated economic conditions within the larger region comprising Orange and Los Angeles Counties.

Several aspects of TNDG’s approach to these studies should be noted:
• Given that Cypress is largely built out, future development opportunities within the Specific Plan area will primarily focus on redevelopment or intensification of existing developed sites. As such, the real estate demand forecasts and the business sector targets are intended to provide planners and property owners with an understanding of market trends that are likely to influence future demand for reuse of older, underutilized properties. • Since the real estate demand analysis is being completed as part of a long-term planning process, the study methodology is somewhat different from the approach TNDG would take when analyzing the near-term feasibility of a specific development project. Whereas the success of an individual development project is largely dependent on market conditions as they exist at the time the project is developed, a strategic planning process is explicitly about changing existing conditions such that future market performance will surpass “baseline” trends. Thus, within the context of a planning process, it is appropriate to consider relatively aggressive (but still reasonable) assumptions. In this regard, the numbers provided in this report should be interpreted as “potentials” (i.e., what could happen based on proactive implementation of the Business Park Specific Plan and related economic development efforts) rather than definitive “forecasts” (i.e., what is expected to happen based on historic market trends). • This draft report primarily focuses on land uses and business types that would appear to be feasible based on recent and foreseeable market trends. The update process for the Business Park Specific Plan will also require consideration (separate from this report) of the types of uses that are desirable from City, community and landowner perspectives. Some land uses for which there is strong/immediate market demand may not be the “optimal” uses in a long-term sense.

For example, logistics facilities have dominated industrial building demand in southern California in recent years while other industrial uses such as manufacturing have had a reduced footprint.

From a demand perspective, logistics would clearly appear to be feasible in the near-term (and may be important in terms of attracting near-term capital investment needed to facilitate redevelopment of older industrial properties); however, other industrial uses may have virtues (in terms of job and income generation) that would make them more desirable targets in the long term. The purpose of this report is not to pick land use “winners” and “losers” but to provide decisionmakers with a description of potential near-term and longer-term development DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
2 options, allowing the City to balance feasibility and desirability in defining future policy direction for the Specific Plan area.
• In this type of setting, the City’s land use planning and economic development efforts are closely interdependent. Demand for the most “desired” types of industrial and office tenants is more likely to be materialized if the City is aggressively marketing Cypress as a prime location for these activities. On the other hand, the City’s ability to effectively recruit these types of businesses will depend on having a competitive supply of contemporary office and industrial buildings to house them. In short, proactive implementation of the Specific Plan (including policies to expedite development processing of targeted business types) will require complementary economic development programming by the City. TNDG’s business sector analysis is intended to provide initial direction to the City’s economic development and marketing efforts. It
Due to the business park setting of the Specific Plan area, TNDG’s analyses focus mostly on industrial and office land uses. The report does not provide a detailed analysis of citywide retail/restaurant demand but considers retail/restaurant development as a secondary or ancillary land use (e.g., smallerscale facilities to serve the daytime spending needs of onsite office/business park workers).

Building Definitions
The real estate market analysis considers the following sub-categories of industrial and office buildings (definitions are from CoStar):

Industrial
• Logistics, including warehouse and distribution space. Warehouse buildings are typically 25,000 square feet or greater in size, box shape, with one loading dock for every 15,000 square feet of rentable building area (RBA). Up to 20% office area with clear heights of 22 feet or greater.

Site coverage is typically up to 50%. Distribution buildings, both single and multi-tenant, are used for the warehousing and distribution of inventory. Buildings are typically 200,000 square feet or more, with clear heights of 28 feet or greater, up to 5% office space with the balance being warehouse/storage space. Distribution buildings typically have one loading door for every 10,0000 square feet of RBA and site coverage up to 40%. These buildings are often cross-docked with trailer parking.
• Flex space – Building(s) designed to be versatile; may be used in combination with office (corporate headquarters), research and development, quasi-retail sales, and including but not limited to industrial, warehouse, and distribution uses. At least half of the rentable area of the building must be used as office space. Flex buildings typically have ceiling heights under 18 feet, with light industrial zoning. Flex buildings have also been called Incubator, Tech and Showroom buildings.
• Specialized industrial – All other industrial building types (including manufacturing space).

DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
3 Office
• Class A – Extremely desirable investment-grade properties with the highest quality construction and workmanship, materials and systems, significant architectural features, the highest quality/expensive finish and trim, abundant amenities, first rate maintenance and management; usually occupied by prestigious tenants with above average rental rates; excellent locations with exceptional accessibility.
• Class B – More utilitarian space without special attractions; it will typically have ordinary architectural design and structural features, with average interior finish, systems, and floor plans, adequate systems and overall condition.
• Class C – No-frills, older buildings that offer basic space; below-average maintenance and management, mixed or low tenant prestige, and inferior elevators and mechanical/electrical systems.

DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
4 2. Executive Summary
A. Real Estate Demand Summary
Industrial Development Demand. Summary Table A beginning on page 5 provides an overview of TNDG’s industrial demand analysis. Key findings are as follows:

Existing/Recent Industrial Market Conditions
• Cypress has an existing industrial building inventory of 6.85 million square feet, over 90% of which is within the Business Park Specific Plan area.
• The existing industrial inventory for Orange County overall stands at just over 300 million square feet.
• About 44% of Cypress’s industrial space is currently classified as logistics space (compared to 54% countywide).
• Industrial vacancy rates are very low in Cypress (4.1%) and extremely low countywide (1.9%). • Reflecting the low vacancy rates, average industrial rents in Cypress have increased dramatically over the past 10 years (from $0.77 per square foot in 2012 to $1.54 per square foot in 2022).

Rents are projected to continue growing over the next five years (to $1.96 per square foot in 2027). Rents and rent growth in Cypress are essentially identical to the overall averages for Orange County.
• During the pandemic, the sharp increase in e-commerce created a huge surge in demand for logistics space. Over the past three years (2020, 2021 and 2022), Orange County absorbed 3.8 million square feet of industrial space (an average of nearly 1.3 million square feet per year).

More than 98% of this demand was for logistics facilities. For the prior seven years (2012-2019), countywide industrial absorption averaged 800,000 square feet per year (77% was logistics). • In the “specialized” industrial category (including manufacturing space), absorption rates in Orange County have been negative in 7 of the last 10 years, reflecting an ongoing trend of net reduction in manufacturing firms and employment.
• In the “flex” category (hybrid buildings combining office and production space) Orange County absorbed 2.5 million square feet between 2012 and 2019, but absorption turned negative in 2022 (likely attributable to the fact that the large office component of flex space made it vulnerable to impacts from the increase in remote workers). • The lack of remaining buildable land in Cypress has severely constrained industrial development potentials in recent years. Cypress’s industrial building inventory has not expanded since 2014, so new tenancies have been limited to absorption of existing vacancies. With a static building supply and already-low vacancies, Cypress largely missed the industrial demand surge during the pandemic (with average absorption of just 19,000 square feet per year between 2019 and 2022, representing only 0.1% of countywide absorption).

DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
5 Future Industrial Development Opportunities
• The extremely low industrial vacancy rates in Orange County create a strong starting point that can fuel new construction demand for several years – even in the absence of new firms locating in the region. For purposes of this analysis, TNDG has assumed that a “healthy” industrial market has a stabilized vacancy rate of 3.5%. The current vacancy rate of 1.9% is well below this benchmark and creates tight market conditions that constrain regional economic growth. The difference between the benchmark vacancy rate and the actual vacancy rate (3.5% minus 1.9%) represents pent-up demand. Countywide this pent-up demand equates to about 4.8 million square feet (MSF) of new industrial space that could be added to the existing supply without creating a glut of vacant space. In theory, this pent-up demand represents an immediate development opportunity in the county.
• In addition to the space supportable by pent-up demand, Orange County is expected to generate additional industrial demand based on growth in industries occupying industrial buildings. Total countywide demand for new industrial buildings over the next 10 years is projected to range between 10.5 MSF and 12.5 MSF (including the 4.8 MSF of pent-up demand plus 5.7 MSF to 7.7 MSF of demand driven by industry growth). • For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide industrial demand, translating into demand for up to 625,000 square feet of new industrial space over the next 10 years.
• Based purely on current market trends, industrial space absorption in the next 5-10 years is expected (by TNDG and other market analysts such as CoStar) to continue to be dominated by demand for logistics facilities. Logistics facilities are expected to sustain low vacancy rates (increasing to only 2.5% by 2027) and achieve strong rent growth (increasing by 27% from $1.50/SF in 2022 to $1.91/SF in 2027, according to CoStar). • Flex and specialized industrial space are also expected to achieve rent growth over the next five years (28% for specialized space and 27% for flex space), but are not expected to generate substantial demand for new building construction. (CoStar is projecting that the total inventory of flex space will actually shrink by 600,000 square feet countywide over the next five years, whereas the inventory of specialized industrial space is projected to grow by 500,000 square feet countywide).
• Given the relatively small capacity for additional industrial growth in Cypress (with total demand over the next 10 years projected at 625,000 square feet or less), TNDG believes that Cypress can potentially capture flex/manufacturing/R&D uses despite the tepid demand in Orange County overall. However, this will largely depend on two factors: 1) an aggressive marketing/economic development effort by the City to attract targeted business types, and 2) the ability to offer new competitive industrial building product attractive to these firms.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
6 Summary Table A
Overview of INDUSTRIAL Market Conditions and Projected Development Opportunities Cypress Business Park Specific Plan
Existing Conditions Orange County Cypress
Total Industrial Building
Inventory
300.5 million square feet
(52% logistics)

6.85 million square feet
(44% logistics)
Average rent $1.54/SF/month $1.54/SF/month
Vacancy rate 1.9% 4.1%
Recent Demand/
Absorption Trends
Average industrial absorption of

1.3 million square feet per year
over the past 3 years (98% was
logistics space)
For the prior 7 years (2012-2019),
industrial absorption averaged
800,000 square feet per year (77%
logistics)
Average industrial absorption of
19,000 square feet per year over
the past 3 years (76% was logistics
space)
For the prior 7 years (2012-2019),
industrial absorption averaged
147,000 square feet per year (52%
logistics)
Market Tailwinds
(Favorable Factors)
• The pandemic-induced surge in demand for logistics facilities is expected to remain strong in Orange County but will gradually taper-off over the next five years.
• The extremely low existing vacancy rate for industrial space in Orange County (1.9% overall, 1.5% for logistics space) represents significant “pent up” demand which translates into immediate development opportunities – even in the absence of new firms moving into the region.

Market Headwinds
(Constraining Factors)
• Absorption rates for “specialized” industrial space (including manufacturing facilities) have been negative in 7 of the last 10 years, reflecting an ongoing trend of a net reduction in manufacturing firms and employment. According to various forecasts reviewed by TNDG, these trends are expected to continue.
• Although absorption of “flex” space (hybrid space combining office and production areas) totaled 2.5 million square feet countywide between 2012 and 2021, absorption turned negative in 2022 and is expected to remain negative for at least the next five years. In contrast to logistics, firms occupying flex space were more likely to adopt work-from-home practices during the pandemic and this trend is expected to have a continuing impact on space demand.

DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
7 Projected
Development Demand
(Orange County)
TNDG forecasts countywide industrial demand over the next 10 years (2022-2032) to range from:

10.5 million square feet to 12.5 million square feet
Projected
Development Demand
(Cypress)
For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide industrial demand, translating into demand for up to 625,000 square feet of new industrial space over the next 10 years.

Office Development Demand. Summary Table B beginning on page 8 provides an overview of TNDG’s office demand analysis. Key findings are as follows:

Existing/Recent Office Market Conditions
• Cypress has an existing office building inventory of 2.0 million square feet, over 90% of which is within the Business Park Specific Plan area.
• The existing office inventory for Orange County overall stands at just over 158 million square feet.
• About 29% of Cypress’s office space is currently classified as Class A space (compared to 34% countywide).
• Office vacancy rates currently stand at 12.5% in Cypress and 12.6% countywide. Vacancy rates are currently especially high in Class A buildings (about 20% for both Cypress and Orange County).
• Office vacancies increased significantly during the pandemic due to the impacts of remote work.

The countywide vacancy rate increased from 10.7% in 2019 to 12.6% in 2022. The increased vacancy rate was especially pronounced in Class A buildings, with vacancies rising from 13.7% in 2019 to nearly 20% currently.
• Reflecting the high vacancy rates, average office rents in Cypress have dropped slightly over the past 3 years (from $2.38 per square foot in 2019 to $2.33 per square foot in 2022). The reduction in rents was somewhat more severe for Orange County as a whole (declining from $2.75 per square foot in 2019 to $2.63 per square foot in 2022). • During the pandemic, the sharp increase in remote work and the associated spike in office vacancy rates resulted in negative absorption of office space for both Orange County overall and Cypress. Over the past three years (2020, 2021 and 2022), Orange County had negative absorption of 3.1 million square feet of office space (an average of just over 1.0 million square feet per year). For the prior seven years (2012-2019), countywide office absorption was positive by an average of 1.2 million square feet per year (with Class A buildings accounting for 60% of this demand).
• Within Cypress, office absorption over the past three years (2020, 2021 and 2022) was negative by a total of approximately 135,000 square feet (an average of 45,000 square feet per year). For DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
8 the prior seven years (2012-2019), Cypress’s office absorption was positive by an average of 21,000 square feet per year.
• The lack of buildable land in the city effectively prevented Cypress from meaningfully participating in Orange County’s era of strong office demand (i.e., prior to 2019). Cypress’s total inventory of office space shrunk slightly from 2.1 MSF in 2015 to 2.0 MSF in 2019 and there are currently no new office buildings under construction.

Future Office Development Opportunities
• The current office vacancy rate of 12.5% countywide represents an oversupply of space that will need to be absorbed before there will be net demand for new office construction. Based on the assumption that a “healthy” office market has an overall vacancy level of 10% or lower, TNDG estimates the currently oversupply at approximately 4.5 million square feet. • In spite of the currently challenging office market conditions, Orange County is expected to generate additional office demand in the coming years based on employment growth in industries that typically occupy office space. TNDG forecasts that growth in office-based employment will range between 32,000 and 42,000 jobs over the next 10 years. However, a higher-than-historic proportion of “office workers” will be remote or hybrid workers. As such, the growth in jobs will generate less demand for office space than in previous growth cycles.

Historically in Orange County the average office worker generated demand for as much as 300 square feet of office space. For forecasting purposes, TNDG has applied a reduced factor of 175 square feet per office-based job.
• Based on the above factors, TNDG projects that gross office demand over the next 10 years (2022-2032) will range from 5.6 MSF to 7.4 MSF countywide. After adjusting for the 4.5 MSF of current “excess” space, TNDG projects that net demand for new office space in Orange County will range from 1.1 MSF to 2.9 MSF over the next 10 years. • For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide office demand, translating into demand for up to 142,500 square feet of new office space over the next 10 years.
• Market observers such as CoStar are projecting that most new office space in Orange County over the next 10 years will be in the Class A category. In effect, older Class B and Class C buildings are likely to be replaced with new Class A facilities. This trend represents a significant opportunity for Cypress as it relates to the potential upgrading of properties within the Business Park Specific Plan area.
• As noted in the industrial discussion above, Cypress’s ability to fully participate in the highly competitive office market in the coming decade will largely depend on two factors: 1) an aggressive marketing/economic development effort by the City to attract targeted business types, and 2) the ability to offer new competitive office building product attractive to these firms.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
9 Summary Table B
Overview of OFFICE Market Conditions and Projected Development Opportunities Cypress Business Park Specific Plan
Existing Conditions Orange County Cypress
Total Office Building
Inventory
158.3 million square feet
(34% Class A)

2.0 million square feet
(29% Class A)
Average rent $2.63/SF/month $2.33/SF/month
Vacancy rate 12.6% 12.5%
Recent Demand/
Absorption Trends
Average office absorption of
NEGATIVE 1.0 million square feet
per year over the past 3 years
For the prior 7 years (2012-2019),
office absorption was positive by an
average of 1.2 million square feet
per year
Average office absorption of
NEGATIVE 45,000 square feet per
year over the past 3 years
For the prior 7 years (2012-2019),
office absorption was positive by an
average of 21,000 square feet per
year
Market Tailwinds
(Favorable Factors)
• Orange County is projected to have strong growth in business sectors that typically occupy office space. Countywide office-based employment is projected to grow by as many as 42,000 jobs over the next 10 years. (However, as noted below, a higher-than-historic proportion of “office workers” will be remote or hybrid workers. As such the growth in jobs will generate less demand for office space than in previous growth cycles).
• Notwithstanding the currently very high vacancy rates (approximately 20%) for Class A office space, market observers such as CoStar are projecting that most new office space in Orange County over the next 10 years will be in the Class A category. In effect, older Class B and Class C buildings are likely to be replaced with new Class A facilities. This trend represents a significant opportunity for Cypress as it relates to the potential upgrading of properties within the Business Park Specific Plan area.

Market Headwinds
(Constraining Factors)
• The current vacancy rate of 12.5% countywide represents an oversupply of space that will need to be absorbed before there will be net demand for new office construction.
• Whereas job growth in office-oriented industries is expected to be strong over the next 10 years, the “new realities” represented by remote workers will result in less new demand for office space.

Historically in Orange County the average office worker generated demand for as much as 300 square feet of office space. For DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
10 forecasting purposes, TNDG has applied a reduced factor of 175 square feet per office-based job.
• The above conditions (especially excess space created by the existing high vacancy levels) are in effect throughout Orange County and are even worse in neighboring Los Angeles County. As such, regional competition for new office tenants is likely to be intense.

Projected
Development Demand
(Orange County)
TNDG forecasts countywide office demand over the next 10 years (2022- 2032) will range from 5.6 MSF to 7.4 MSF. However, approximately 4.5 MSF of current “excess” space would need to be absorbed before the market can support substantial new construction. Thus, TNDG projects that net demand for new office space in Orange County will range from:

1.1 million square feet to 2.9 million square feet
Projected
Development Demand
(Cypress)
For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide office demand, translating into demand for up to 142,500 square feet of new industrial space over the next 10 years.

As noted above, it is projected that new office construction in Cypress would be achieved by replacing older Class B and Class C buildings with Class A facilities.

Potential Demand for Ancillary Retail/Restaurant Space. Summary Table C (on the next page) provides TNDG’s estimate of the amount of retail/restaurant space that could be supported within the Specific Plan area based on the daytime spending potentials of business park employees. This calculation includes the following steps:
• Based on existing building square footages and standard employment densities for each land use, TNDG estimates that there are currently 12,440 workers in the Specific Plan area. • Using per-worker factors derived from a 2011 study published by the International Council of Shopping Centers (ICSC), TNDG estimates that these workers generate a total of $122.1 million annually in daytime (workplace related) retail/restaurant expenditures. (Note that the perworker factors from the 2011 study have been adjusted for inflation.) • Using standard sales-per-square foot support requirements for new retail/restaurant space, the $122.1 million in annual spending translates to about 237,000 square feet of space that could theoretically be supported by the daytime spending of business park workers (only a portion of this total could realistically be captured within the Specific Plan area itself). • TNDG projects that the Specific Plan area could internally capture 25% of worker spending on full-service restaurants, 35% of worker spending at fast food/deli/lunch eateries, and 5% of DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
11 other daytime retail spending (the rest of the workers’ expenditures are assumed to be captured at larger retail centers outside the business park area). • Applying the above capture rates, TNDG estimates the Specific Plan area could support approximately 22,000 square feet of onsite retail/restaurant facilities.

Summary Table C
Calculation of Potential Demand for Ancillary Retail/Restaurant Space Cypress Business Park Specific Plan
Estimate of Existing Onsite Business Park Jobs
Business Park Land Use
Existing
Square Feet
Square Feet
Per Job
Estimated
Jobs
Logistics 2,721,601 2,500 1,089
Other Industrial 3,628,635 700 5,184
Office 1,850,156 300 6,167
Total Onsite Jobs 12,440
Calculation of Total Annual Spending Potential of Onsite Workers Retail/Restaurant Category
Workplace
Spending Per
Worker
(weekly)
Workplace
Spending Per
Worker
(annually)
Potential
Sales per Year
Full Service Restaurants $17.63 $864 $10,746,799
Fast Food/Deli/Lunch Eateries $21.33 $1,045 $13,001,488 Retail/Services $161.37 $7,907 $98,358,723
Total Potential Sales $122,107,010
Calculation of Supportable Square Feet of Retail/Restaurant Space Retail/Restaurant Category
Sales per
Square Foot
Total
Supportable
Square Feet
Onsite
Capture Rate
Onsite
Supportable
Square Feet
Full Service Restaurants $600 18,000 25% 4,500
Fast Food/Deli/Lunch Eateries $600 22,000 35% 7,700
Retail/Services $500 197,000 5% 9,800
Supportable Square Feet
DRAFT
237,000 22,000
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
12 B. Business Sector Summary
The business sector analysis evaluates the local economy in terms of groups of inter-related industries whose growth potentials within a region tend to be closely aligned. The tendency of closely-related business sectors to co-locate (or “cluster”) reflects linkages through supply-chain relationships, as well as commonalities in terms of workforce requirements and infrastructure needs. The concept of industry clusters is an effective framework for economic development programming since it reflects a holistic understanding of the regional economic conditions driving the growth or retraction of individual sectors.

This analysis conceptualizes business sectors into two broad groupings:

1. Those focused on the local economy, or “local-oriented” business sectors. This group includes business sectors primarily focused on providing goods and services for the local (resident) population. Examples include Local Commercial Services, Local Health Services, and Local Hospitality Establishments.

2. Those focused on producing goods and services for customers outside the region, or “exportoriented” business sectors. This group is especially important from an economic development perspective given that they tend to have higher wages and higher “multiplier impacts” compared to local-oriented business sectors. That is, they have a strong potential to inject new dollars into the local economy and thereby serve as “drivers” for broader economic growth.

Summary Table D, below, provides a summary of business sectors that the City of Cypress can potentially target for growth/attraction.

Based on a detailed analysis of business sectors at the city, county, and regional levels. The list includes business sectors that are already well established in Cypress, as well as sectors that are strong within Orange County (but not presently well represented in Cypress).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
13 Summary Table D
List of Potential Targeted Business Sectors for Cypress’s Economic Development Program

TARGET TYPE LOCAL-ORIENTED

SECTORS

EXPORT-ORIENTED

SECTORS

1.Cypress’s existing core
business sectors
• Local Real Estate, Development
& Construction
• Local Industrial Products &
Services
• Local Logistical Services
• Lighting & Electrical
Equipment
• Automotive
• Downstream Chemical
Products
• Medical Devices
• Aerospace Vehicles &
Defense
• Distribution & E-Commerce
• Business Services

2.Potential emerging/growth
sectors
• Transportation & Logistics
• Biopharmaceuticals
• Communications Equipment
& Services
• Metalworking Technology
• Video Production &
Distribution
• Construction Products &
Services
Source: The Natelson Dale Group, Inc. (TNDG).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
14 3. Real Estate Market Projections
This chapter provides the background data and calculations for TNDG’s projections of potential demand for industrial and office space within the Business Park Specific Plan area.

Table 1 summarizes existing industrial market conditions in Cypress and Orange County. For context and comparison, the table also provides data for neighboring Los Angeles County. Key conditions include the following:
• Cypress has an existing industrial building inventory of 6.85 million square feet (MSF), over 90% of which is within the Business Park Specific Plan area. • The existing industrial inventory for Orange County overall stands at just over 300 MSF. • About 44% of Cypress’s industrial space is logistics space (compared to 54% countywide). • Industrial vacancy rates are very low in Cypress (4.1%) and extremely low countywide (1.9%).

TABLE 1. EXISTING INDUSTRIAL MARKET CONDITIONS (12/31/2022). CYPRESS, ORANGE COUNTY, LOS

ANGELES COUNTY
Area
Existing Inventory
(Square Feet)
Logistics Flex/
Specialty
Total
Industrial
Cypress, Specific Plan Areas 2,721,601 3,628,635 6,350,236 Cypress, Outside Specific Plan Areas 277,885 223,101 500,986 Cypress Total 2,999,486 3,851,736 6,851,222
Orange County (includes Cypress) 156,303,736 144,191,076 300,494,812 Los Angeles County 637,930,992 309,347,940 947,278,932
Two-county Total 794,234,728 453,539,016 1,247,773,744
Area
Market Rents by Product Type
Logistics Specialty
Industrial
Flex
Space
Cypress $1.73 $1.31 $1.48
Orange County (includes Cypress) $1.50 $1.44 $1.77
Los Angeles County $1.54 $1.45 $2.15
Area
Existing Vacancy Rates by Product Type
Logistics Flex/
Specialty Total
Cypress 0.0% 7.3% 4.1%
Orange County (includes Cypress) 1.5% 2.3% 1.9%
Los Angeles County 2.8% 2.5% 2.7%
Source: CoStar; TNDG
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
15 Table 2 summarizes existing office market conditions in Cypress, Orange County, and neighboring Los Angeles County. Key conditions include the following:
• Cypress’s existing inventory of office space totals just over 2.0 MSF, over 90% of which is within the Business Park Specific Plan area.
• The existing office inventory for Orange County overall stands at just over 158 MSF. • About 29% of Cypress’s office space is Class A space (compared to 34% countywide). • Office vacancy rates currently stand at 12.5% in Cypress and 12.6% countywide. Vacancy rates are currently especially high in Class A buildings (about 20% for both Cypress and Orange County).

TABLE 2. EXISTING OFFICE MARKET CONDITIONS (12/31/2022). CYPRESS, ORANGE COUNTY, LOS ANGELES COUNTY
Area
Existing Inventory
(Square Feet)
Class A Class B Class C Total
Cypress, Specific Plan Areas 587,782 1,241,972 20,402 1,850,156 Cypress, Outside Specific Plan Areas 0 100,093 83,731 183,824 Cypress Total 587,782 1,342,065 104,133 2,033,980
Orange County (includes Cypress) 53,872,072 66,346,049 38,092,398 158,310,519 Los Angeles County 175,774,938 156,179,197 102,469,178 434,423,313 Two-county Total 229,647,010 222,525,246 140,561,576 592,733,832 Area
Market Rents by Product Type
Class A Class B Class C Total
Cypress $2.50 $2.17 $2.32 $2.33
Orange County (includes Cypress) $2.74 $2.64 $2.45 $2.63 Los Angeles County $3.98 $3.33 $2.93 $3.50
Area
Existing Vacancy Rates by Product Type
Class A Class B Class C Total
Cypress 20.1% 9.3% 2.8% 12.5%
Orange County (includes Cypress) 19.5% 10.5% 6.5% 12.6% Los Angeles County 20.5% 12.3% 7.7% 14.5%
Source: CoStar; TNDG
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
16 Table 3 summarizes absorption rates for office and industrial space in Orange County over the past 10 years (absorption is defined as the net change in occupied space). Key observations include the following:
• During the pandemic, the sharp increase in e-commerce created a huge surge in demand for logistics space. Over the past three years (2020, 2021 and 2022), Orange County absorbed 3.8 million square feet of industrial space (an average of nearly 1.3 million square feet per year).

More than 98% of this demand was for logistics facilities. For the prior seven years (2012-2019), countywide industrial absorption averaged 800,000 square feet per year (77% was logistics). • In the “specialized” industrial category (including manufacturing space), absorption rates in Orange County have been negative in 7 of the last 10 years, reflecting an ongoing trend of net reduction in manufacturing firms and employment.
• In the “flex” category (hybrid buildings combining office and production space) Orange County absorbed 2.5 million square feet between 2012 and 2021, but absorption turned negative in 2022 (likely attributable to the fact that the large office component of flex space made it vulnerable to impacts from the increase in remote workers). • The sharp increase in remote work during the pandemic and the associated spike in office vacancy rates resulted in negative absorption of office space for both Orange County overall and Cypress. Over the past three years (2020, 2021 and 2022), Orange County had negative absorption of 3.1 million square feet of office space (an average of just over 1.0 million square feet per year). For the prior seven years (2012-2019), countywide office absorption was positive by an average of 1.2 million square feet per year (with Class A buildings accounting for 60% of this demand).

TABLE 3. OFFICE AND INDUSTRIAL ABSORPTION RATES BY TIME PERIOD. ORANGE COUNTY, 2012-2022 Net Absorption (Square Feet)
Total Change by Period Average ANNUAL Change
Land Use
Category
2012-2019
(7-year trend)
2019-2022
(3-year trend)
2012-2019
(7-year trend)
2019-2022
(3-year trend)
Office
Class A 5,049,376 -1,696,024 721,339 -565,341
Class B 3,192,912 -1,257,192 456,130 -419,064
Class C 219,702 -1,401,734 31,386 -467,245
Total 8,461,990 -3,097,758 1,208,856 -1,032,586
Industrial
Logistics 4,307,760 3,783,072 615,394 1,261,024
Flex/Specialty 1,272,304 61,248 181,758 20,416
Total 5,580,064 3,844,320 797,152 1,281,440
Source: CoStar; TNDG
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
17 One commonly accepted methodology for projecting future demand for industrial and office space is to calculate the need for new space based on employment growth in industry sectors that utilize industrial and office facilities. In order develop customized employment projections for this study, TNDG reviewed county level forecasts from three different sources: EMSI, Oxford Economics, and the Southern California Association of Governments (SCAG). Table 4 below summarizes the various projections of total employment, industrial-space employment and office-based employment.

TABLE 4. TOTAL EMPLOYMENT, INDUSTRIAL EMPLOYMENT, AND OFFICE EMPLOYMENT BY YEAR. ORANGE AND

LOS ANGELES COUNTIES
Total Employment 2012 2019 2022 2032
Average Annual
Jobs Growth
2022-2032
Orange County
EMSI 1,605,544 1,874,477 1,794,776 1,881,704 8,693
SCAG 1,526,500 1,703,493 1,748,456 1,841,601 9,314
Oxford Economics 1,439,443 1,679,814 1,680,595 1,770,345 8,975 Los Angeles County
EMSI 5,215,159 5,775,767 5,634,550 5,880,207 24,566
SCAG 4,246,600 4,608,363 4,713,901 4,979,530 26,563
Oxford Economics 4,062,810 4,583,794 4,591,212 4,817,621 22,641 Employment in Relevant Land Use Categories (Orange County) Baseline Projection (EMSI)
Logistics 55,150 60,294 59,888 59,168 -72
Other Industrial 199,113 210,198 197,600 190,002 -760
Office 552,873 656,659 644,540 676,462 3,192
Aggressive Projections (TNDG)
Logistics 55,150 60,294 59,888 62,284 240
Other Industrial 199,113 210,198 197,600 198,588 99
Office 552,873 656,659 644,540 686,435 4,190
Sources: EMSI; Southern California Association of Governments; Oxford Economics; TNDG.

Tables 5, 6, 7 and 8 on the next several pages provide the sequence of calculations for TNDG’s projections of employment by industry and land use.

Table 5 shows historic and projected employment growth by major industry for Orange County. These projections are based on EMSI data. As it relates to potential demand for industrial buildings, it is important to note that the baseline employment forecasts from EMSI indicate job losses in key sectors that typically utilize industrial space. Between 2022 and 2032:
• Manufacturing employment in Orange County is projected to decrease by 11% or about 16,000 jobs.
• Wholesale Trade employment is projected to decrease by 9% or about 7,000 jobs.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
18 • These job losses are projected to be offset to some extent by the other sector that is a major industrial space user: employment in Transportation and Warehousing is projected to grow by 8% or about 3,000 jobs.

The baseline employment projections for 2022 to 2032 are more favorable for sectors typically associated with office space demand:
• Employment in Health Care and Social Assistance is projected to grow by 22% or nearly 50,000 jobs.
• Professional, Scientific and Technical Services is projected to grow by 10% or about 17,000 jobs. • Administrative and Support and Waste Management is projected to grow by 9% or about 14,000 jobs.
• Other Services (only a portion of which would typically be located in office buildings) is projected to grow by 14% or about 10,000 jobs.
• Management of Companies and Enterprises is projected to grow by 2% or about 1,000 jobs. • These job gains will more than offset projected losses in other office-oriented sectors (Information is projected to lose about 1,600 jobs and Finance and Insurance is projected to lose about 2,200 jobs). Real Estate employment (another office sector) is projected to remain essentially unchanged over the next 10 years.

Two other sectors are projected to gain substantial numbers of jobs over the next ten years:
• Educational Services is projected to add about 9,500 jobs. • Government is projected to add about 7,300 jobs.

However, Education and Government jobs tend to be mostly located in public/institutional buildings and therefore do not generate substantial demand for office and industrial development.

Note that Table 5 also includes several other sectors that are not directly relevant to this analysis (since they are not predominantly based in office/industrial buildings):
• Agriculture, Forestry, Fishing and Hunting (projected to lose about 700 jobs) • Mining, Quarrying, and Oil and Gas Extraction (projected to gain 135 jobs) • Utilities (projected to lose 600 jobs)
• Construction (projected to gain 2,700 jobs)
• Retail Trade (projected to lose about 7,000 jobs)
• Arts, Entertainment and Recreation (projected to lose nearly 8,000 jobs) • Accommodation and Food
DRAFT
Services (projected to gain nearly 14,000 jobs)
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
19 TABLE 5. HISTORIC AND PROJECTED EMPLOYMENT BY MAJOR INDUSTRY GROUP, ORANGE COUNTY Major Industry Group 2012 2019 2022 2032 % Change
2022-2032
Agriculture, Forestry, Fishing
and Hunting 3,047 2,099 2,120 1,392 -34%
Mining, Quarrying, and Oil and
Gas Extraction 495 522 453 688 52%
Utilities 4,076 2,978 2,919 2,309 -21%
Construction 100,978 136,145 132,474 135,194 2%
Manufacturing 163,506 162,094 147,129 131,097 -11%
Wholesale Trade 81,327 81,897 76,010 69,068 -9%
Retail Trade 151,220 159,960 153,194 144,331 -6%
Transportation and Warehousing 25,499 31,509 34,167 37,037 8% Information 24,437 26,870 24,598 22,974 -7%
Finance and Insurance 85,160 90,141 91,621 89,382 -2%
Real Estate and Rental and
Leasing 46,957 52,549 52,484 52,579 0%
Professional, Scientific, and
Technical Services 135,963 166,931 169,373 186,504 10%
Management of Companies and
Enterprises 23,556 38,639 36,458 37,348 2%
Administrative and Support and
Waste Management and
Remediation Services 129,796 167,550 160,835 175,049 9% Educational Services 28,436 36,443 38,702 47,276 22%
Health Care and Social
Assistance 170,821 213,569 222,794 271,624 22%
Arts, Entertainment, and
Recreation 41,916 60,026 37,401 29,727 -21%
Accommodation and Food
Services 146,783 174,536 146,260 159,847 9%
Other Services (except Public
Administration) 87,666 102,257 105,095 120,197 14%
Government 153,903 167,762 160,690 168,080 5%
Total/Overall 1,605,544 1,874,477 1,794,776 1,881,704 5% Source: EMSI; TNDG.

For the purpose of projecting demand for new industrial and office buildings, it is necessary to translate the industry-level employment projections into projections of the numbers of jobs associated with each land use category. In particular, the industry data are grouped in terms of the three land use categories relevant to this study:
• Office-based jobs
• Logistics related jobs
• Other jobs based in industrial buildings
Table 6 shows the correspondence between each major industry group and the relevant land use categories). These percentages have been derived by TNDG based on many years of studying this topic DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
20 and have been calibrated to current conditions in Orange County based on EMSI employment data and CoStar real estate data. As an example of how Table 6 is applied in the analysis: there are currently approximately 147,000 manufacturing jobs in Orange County. Per Table 6, the analysis estimates that 25% of these jobs (or 36,750 workers) are based in office buildings and 75% (or 110,250) are based in industrial buildings (specifically in the “other”/non-logistics sub-category of industrial space).

TABLE 6. LAND USE - INDUSTRY CORRESPONDENCE MATRIX (SHOWS PERCENTAGES OF JOBS IN EACH INDUSTRY

THAT ARE ASSOCIATED WITH EACH MAJOR LAND USE CATEGORY)
Major Industry Group Office Logistics Other
Industrial1
Other Land
Uses2 Total
Agriculture, Forestry, Fishing and
Hunting 0% 0% 0% 100% 100%
Mining, Quarrying, Oil & Gas
Extraction 0% 0% 0% 100% 100%
Utilities 5% 0% 5% 90% 100%
Construction 5% 0% 5% 90% 100%
Manufacturing 25% 0% 75% 0% 100%
Wholesale Trade 35% 35% 30% 0% 100%
Retail Trade 5% 5% 0% 90% 100%
Transportation and Warehousing 5% 75% 0% 20% 100%
Information 100% 0% 0% 0% 100%
Finance and Insurance 100% 0% 0% 0% 100%
Real Estate and Rental and
Leasing 100% 0% 0% 0% 100%
Professional, Scientific and
Technical Services 80% 0% 20% 0% 100%
Management of Companies and
Enterprises 100% 0% 0% 0% 100%
Administrative and Support and
Waste Management 85% 0% 5% 10% 100%
Educational Services 5% 0% 0% 95% 100%
Health Care and Social
Assistance 25% 0% 0% 75% 100%
Arts, Entertainment and
Recreation 10% 0% 0% 90% 100%
Accommodation and Food
Services 0% 0% 0% 100% 100%
Other Services 25% 0% 15% 60% 100%
Public Administration 0% 0% 0% 100% 100%

1.Includes manufacturing, flex, and misc. industrial space (other than distribution/warehousing).

2. Includes retail, hospitality, recreational, and institutional land uses; also includes employment not associated with specific commercial/industrial buildings (e.g., construction workers on job sites, farmworkers, work-from-home employees, etc.).

Source: TNDG (calibrated based on EMSI and CoStar data) DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
21 Based on the various data sources reviewed for this study, TNDG developed two customized employment growth scenarios for the 10-year forecast horizon (2022-2032): 1) a “baseline” scenario derived from the industry-by-industry EMSI forecasts for Orange County (shown on Table 5 above), and 2) an “aggressive” scenario in which growth in Orange County is expected to more closely mirror statewide trends.

Table 7 below shows the percentage growth rates (derived from EMSI) associated with the “baseline” forecast scenario. The percentage growth rates for the Orange County column are the same as shown on Table 5 above. The growth rates for Los Angeles County, California, and the United States are provided for comparison purposes.

TABLE 7. PROJECTED EMPLOYMENT GROWTH BY MAJOR INDUSTRY GROUP. ORANGE COUNTY, LOS ANGELES

COUNTY, CALIFORNIA, UNITED STATES
Percentage Change in Employment, 2022-32:

Major Industry Group Orange
County
Los
Angeles
County
California United
States
Agriculture, Forestry, Fishing and Hunting -34% -7% 4% 7% Mining, Quarrying, and Oil and Gas Extraction 52% -1% 8% 15% Utilities -21% -11% -1% -2%
Construction 2% 3% 6% 7%
Manufacturing -11% -18% -3% 3%
Wholesale Trade -9% -13% -6% 4%
Retail Trade -6% -5% -5% -1%
Transportation and Warehousing 8% 11% 16% 14%
Information -7% 12% 14% 12%
Finance and Insurance -2% -9% 0% 5%
Real Estate and Rental and Leasing 0% 2% 2% 7%
Professional, Scientific, and Technical Services 10% 8% 10% 14% Management of Companies and Enterprises 2% -3% -2% 4%
Administrative and Support and Waste
Management and Remediation Services 9% 1% 10% 10%
Educational Services 22% 14% 14% 16%
Health Care and Social Assistance 22% 21% 22% 17%
Arts, Entertainment, and Recreation -21% 11% 8% 29%
Accommodation and Food Services 9% 6% 9% 19%
Other Services (except Public Administration) 14% -1% 5% 12% Government 5% 2% 3% 5%
Total/Overall 5% 4% 7% 9%
Source: EMSI; TNDG.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
22 Table 8 summarizes the projected employment growth rates by land use category. The baseline forecasts (derived from EMSI data) are shown for the following geographic areas: Orange County, Los Angeles County, California, and United States. Whereas the baseline forecasts for Orange County indicate negative employment growth for job categories associated with industrial space, TNDG has developed a more aggressive scenario (shown on the bottom line of Table 8) in which growth in Orange County is expected to more closely mirror statewide trends (for California as a whole, employment is projected to grow in all sectors using industrial space). The aggressive scenario is intended to depict opportunities that would exist based on proactive economic development programming in Orange County (including initiatives to expand the land/zoning capacity for office and industrial land uses), allowing the local economy to capture a larger share of statewide growth.

TABLE 8. PROJECTED EMPLOYMENT GROWTH BY LAND USE CATEGORY, 2022-2032. ORANGE COUNTY, LOS ANGELES COUNTY, CALIFORNIA, AND U.S.

Geographic Area Office Logistics Other
Industrial
Total
Industrial
Orange County 5.0% -1.2% -3.8% -3.2%
Los Angeles County 4.1% 4.0% -8.8% -4.1%
California 7.9% 9.1% 0.5% 3.5%
United States 9.8% 10.0% 6.0% 7.4%
TNDG projection for aggressive scenario: 6.5% 4.0% 0.5% Tables 9 through 11 provide TNDG’s forecasts of industrial and office building demand for Orange County and Cypress. Two distinct forecasting methodologies are applied, allowing for the demand projects to be expressed in terms of a range (rather than a single forecast number for each land use):

Method 1 (Recent Historic Absorption Trends). For industrial buildings, this methodology forecasts demand based on a continuation of the strong industrial absorption rate that has been in evidence throughout the region over the past ten years. The absorption-based methodology is not used for the office demand projections (since the recent absorption trend is strongly negative).

Method 2 (Projected Industrial Employment Growth) – This methodology forecasts future space demand based on projected employment growth in industry sectors that utilize industrial and office buildings (as summarized
DRAFT
in Tables 5 through 8 above).

Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
23 Table 9 shows TNDG’s 10-year projection of industrial building demand in Orange County based on projection Method 1 (continuation of recent historic absorption trends). Whereas Orange County absorbed industrial space at an average rate of more than 1.2 million square feet per year between 2019 and 2022, TNDG believes this accelerated pace represents an aberration that is not sustainable.

Based on longer-term averages (for the ten-year historic period between 2012 and 2022), TDNG believes a future absorption rate of 770,000 per year (or 7.7 MSF for the 10-year forecast period) is sustainable.

In addition, the existing extremely low industrial vacancy rates in Orange County represent “pent up” demand that can support new construction over and above the new demand indicated for the forecast period. Thus, as shown on Table 9 below, the total potential industrial building opportunity in Orange County over the next 10 years is projected at 12.5 MSF (including 7.7 MSF of new demand and 4.8 MSF of existing pent-up demand).

As noted on the table, the historic absorption rate methodology is not applied to the office demand forecasts (due to the strong negative absorption rates over the past several years and the existing “glut” of office supply represented by existing high vacancy rates).

TABLE 9. PROJECTION OF DEMAND FOR NEW OFFICE AND INDUSTRIAL SPACE. METHODOLOGY 1: RECENT

HISTORIC ABSORPTION TREND
Building
Category
Average
Annual
2012-19
Average
Annual
2019-22
Projected
Annual
Demand
Applied to
10-yr
Forecast
Adjustment
for Current
Undersupply
Construction
Demand
Industrial
Logistics Space 615,394 1,261,024 750,000 7,500,000 3,100,000 10,600,000 Flex/Specialty
Space 181,758 20,416 20,000 200,000 1,700,000 1,900,000 Total 797,152 1,281,440 770,000 7,700,000 4,800,000 12,500,000 Office
Class A 721,339 -565,341 N/A N/A N/A N/A
Class B 456,130 -419,064 N/A N/A N/A N/A
Class C 31,386 -467,245 N/A N/A N/A N/A
Total 1,208,856 -1,032,586 N/A N/A N/A N/A
Source: TNDG
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
24 Table 10 shows TNDG’s projections of industrial and office space demand in Orange County using Method 2 (demand projected based on anticipated employment growth in relevant industries).

For the baseline scenario (see discussion of Tables 5 through 8 above), no growth in industrial employment is projected for Orange County. For the aggressive scenario, industrial employment is expected to grow by 2,000 jobs in the logistics category and 1,000 jobs in other industrial categories. As shown on the table, TNDG has used standard employment density factors to translate these numbers of jobs into demand for new space.

Total new demand for industrial buildings is projected at 5.7 MSF for the 10-year projection period (5.0 MSF for logistics buildings and total 700,000 square feet for manufacturing/R&D space). In addition, pent-up demand related to the very low existing vacancy rates creates development opportunities for an additional 4.8 MSF of industrial space. Thus, the total potential industrial building opportunity in Orange County over the next 10 years is projected under Method 2 at 10.5 MSF (including 5.7 MSF of new demand and 4.8 MSF of existing pent-up demand).

Table 10 also projects office demand based on 10-year growth in office employment (32,000 jobs for the baseline scenario and 42,000 jobs for the aggressive scenario). Total office demand between 2022 and 2032 is projected at 5.6 MSF base the baseline scenario and 7.35 MSF for the aggressive scenario.

However, much of this demand would be fulfilled in existing vacant office space. After adjusting for the current oversupply (estimated at 4.5 MSF countywide), the net demand for new office construction countywide is projected at 1.1 MSF for the baseline scenario and 2.85 MSF for the aggressive scenario.

TABLE 10. PROJECTION OF DEMAND FOR NEW OFFICE AND INDUSTRIAL SPACE. METHODOLOGY 2:

PROJECTED EMPLOYMENT GROWTH
Projection Scenario
New Jobs
2022-32
Square Feet
per New Job
Absorption
Demand
Adjustment
for Current
Undersupply
(Oversupply)
Construction
Demand
Baseline Projection
Logistics 0 N/A N/A N/A N/A
Other Industrial 0 N/A N/A N/A N/A
Industrial Total N/A
Office 32,000 175 5,600,000 (4,500,000) 1,100,000
Aggressive Projection
Logistics 2,000 2,500 5,000,000 3,100,000 8,100,000
Other Industrial 1,000 700 700,000 1,700,000 2,400,000
Industrial Total 10,500,000
Office 42,000 175 7,350,000 (4,500,000) 2,850,000
Source: TNDG
Table 11 projects the share of countywide demand that could potentially be captured by new office and industrial development in Cypress. For planning purposes, TNDG has projected that Cypress can achieve DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
25 a capture rate of 5% of Orange County office demand and industrial demand. This capture rate is aggressive compared to historic trends (Cypress currently accounts for 1.3% of Orange County’s office space and 2.2% of Orange County’s industrial space). The projected increase in Cypress’s capture rate of countywide demand is premised on the expectation that Cypress’s competitive position will be enhanced by two factors: 1) proactive land use planning to expand development capacity in an otherwise built out environment, and 2) aggressive economic development marketing to attract targeted tenant types.

TABLE 11. PROJECTION OF DEMAND FOR NEW OFFICE AND INDUSTRIAL SPACE, 2022-2032. POTENTIAL

CYPRESS CAPTURE RATES OF ORANGE COUNTY DEMAND
Land Use
Orange
County
Demand
City of
Cypress
Share
Potential
Cypress
Demand
Office Space
Scenario 1 (Historic Absorption Trend) N/A N/A N/A
Scenario 2a (Conservative Employment Growth) 1,100,000 5% 55,000 Scenario 2b (Aggressive Employment Growth) 2,850,000 5% 142,500 Industrial Space
Scenario 1 (Historic Absorption Trend) 12,500,000 5% 625,000 Scenario 2a (Conservative Employment Growth) N/A N/A N/A Scenario 2b (Aggressive Employment Growth) 10,500,000 5% 525,000 Source: TNDG
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
26 4. Business Sector Analysis
A. Existing Important Business Sectors in Cypress, and Orange and Los Angeles Counties
Table 12, on the next page, lists all export-oriented business sectors that had 100 or more jobs in Cypress in 2021, and provides the following information about each listed business sector:
• Total number of jobs in Cypress in 2021 (the latest full year for which data are available). • Location quotient (compared to U.S. benchmark) in 2021. The location quotient (LQ) measures how concentrated/important a business sector is in a region compared to national benchmarks.

An LQ value greater than 1.0 indicates that a business sector is more concentrated in the region than it is nationally. This is generally regarded as an indication that the region has a comparative advantage relative to a particular business sector, although (especially for local-oriented business sectors) an LQ below 1.0 can indicate a potential growth opportunity. • Average annual wage for jobs in Cypress.
1 From the perspective of industrial building demand, several business sectors are especially prominent in Cypress:
• Automotive (components manufacturing) – 843 jobs, location quotient of 5.0, average annual wage/salary of over $100,000;
• Lighting and Electrical Equipment Manufacturing – 448 jobs, LQ of 8.3, average annual wage/salary of nearly $107,000;
• Downstream Chemical Products – 235 jobs, LQ of 5.0, average annual wage/salary of nearly $109,000.

In terms of business sectors that are significant users of office space, the following are prominent in Cypress:
• Business Services – nearly 1,500 jobs, LQ of 0.8, average annual wage/salary of $120,000; • Insurance Services – 822 jobs, LQ of 3.1, average annual wage/salary of $139,000; • Information Technology and Analytical Instruments – 246 jobs, LQ of 1.0, average annual wage of $140,000.
• Marketing, Design and Publishing – 217 jobs, LQ of 0.7, average annual wage/salary of $142,000. • Financial Services – low LQ (0.3) but important in terms of number of jobs (100) and average annual wage/salary ($184,000).

It is important to note that some of Cypress’s prominent business sectors experienced job losses over the past 10 years and therefore may be appropriate targets for business retention programming by the City.
1 Wage data are for jobs (not residents) based in Cypress.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
27 TABLE 12. SUMMARY CHARACTERISTICS AND TRENDS, CYPRESS’S LARGEST EXPORT-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL BUSINESS SECTORS WITH MORE THAN 100 JOBS IN 2021)

EXPORT BUSINESS SECTOR JOBS LQ COUNTY
LQ*

AVG ANN
WAGE
10-YR
JOB
CHANGE
Education and Knowledge Creation 2,026 1.8 0.9 97,448 381 Business Services 1,485 0.8 1.2 119,561 276
Distribution and Electronic Commerce 1,023 0.9 1.1 123,120 (108) Automotive 843 5.0 0.3 100,096 (284)
Insurance Services 822 3.1 0.8 138,984 (1,015)
Hospitality and Tourism 511 1.1 1.5 60,408 (130)
Lighting and Electrical Equipment 448 8.3 1.3 106,740 62 Aerospace Vehicles and Defense 258 2.5 1.7 102,304 (34) Production Technology and Heavy Machinery 256 1.6 0.6 103,926 (16) Information Technology and Analytical Instruments 246 1.0 2.4 140,187 (22) Downstream Chemical Products 235 5.0 1.2 108,776 52
Marketing, Design, and Publishing 217 0.7 1.1 142,482 (15) Medical Devices 175 3.4 4.7 132,705 7
Transportation and Logistics 160 0.4 0.2 100,690 24
Financial Services 100 0.3 1.8 183,666 (8)
GROUP TOTAL / AVG 8,805 1.32 1.20 $111,289 (831)
CITY TOTAL 27,730 N/A N/A $80,685 2,816
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. *County LQ provided for comparison purposes. “—” = insufficient data.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
28 Table 13, below, provides the same data for local-oriented business sectors that had more than 800 jobs in Cypress in 2021.

TABLE 13. SUMMARY CHARACTERISTICS AND TRENDS, CYPRESS’S LARGEST LOCAL-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 800 JOBS IN 2021)

LOCAL BUSINESS SECTOR JOBS LQ COUNTY
LQ*

AVG ANN
WAGE
10-YR
JOB
CHANGE
Local Hospitality Establishments 2,603 1.2 1.1 32,312 349 Local Commercial Services 2,499 1.5 1.6 74,510 150
Local Health Services 2,429 0.8 0.9 93,860 803
Local Community and Civic Organizations 2,288 2.3 1.1 27,560 1,658 Local Real Estate, Construction, & Development 2,076 0.9 1.4 90,166 533 Local Education and Training 935 0.6 0.8 83,331 108
Local Personal Services (Non-Medical) 884 1.2 1.3 41,238 241 Local Government 804 0.9 0.7 133,681 8
GROUP TOTAL / AVG 14,518 1.10 1.10 $66,838 3,849
CITY TOTAL 27,730 N/A N/A $80,685 2,816
Note: LQ = Location Quotient; 10-year job change is from 2010 to 2021. *County LQ provided for comparison purposes.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

Table 14 and Table 15 provide comparable data for Orange County (4,000 or more jobs in exportoriented business sectors; 40,000 or more jobs in local-oriented business sectors). Several of the business sectors listed on the table are especially strong in Orange County but not currently wellrepresented Cypress. As such, they are potentially business attraction targets for Cypress:
• Medical Devices (manufacturing) – LQ of 4.7 (strong job growth over past 10 years) • Metalworking Technology – LQ of 1.6
• Construction Products and Services (strong job growth) • Biopharmaceuticals – LQ of 1.2
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
29 TABLE 14. SUMMARY CHARACTERISTICS AND TRENDS, ORANGE COUNTY’S LARGEST EXPORT-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 4,000 JOBS IN 2021)

EXPORT BUSINESS SECTOR JOBS LQ AVG ANN
WAGE
10-YR
JOB
CHANGE
Business Services 140,417 1.2 127,624 27,985
Distribution and Electronic Commerce 77,255 1.1 109,963 2,481 Education and Knowledge Creation 64,355 0.9 89,243 2,184 Financial Services 43,963 1.8 193,915 9,935
Hospitality and Tourism 43,764 1.5 58,875 (7,741)
Information Technology and Analytical Instruments 38,067 2.4 180,844 5,122 Marketing, Design, and Publishing 22,315 1.1 124,691 4,843 Medical Devices 15,558 4.7 135,870 2,227
Insurance Services 12,920 0.8 136,315 (8,427)
Aerospace Vehicles and Defense 11,617 1.7 141,628 (3,508) Metalworking Technology 7,713 1.6 75,829 (1,578)
Construction Products and Services 7,408 0.6 117,570 1,748 Performing Arts 6,828 1.0 44,815 1,600
Printing Services 6,442 1.5 70,678 (2,956)
Food Processing and Manufacturing 6,430 0.5 76,505 1,214 Production Technology and Heavy Machinery 6,327 0.6 107,173 (778) Plastics 5,939 0.8 94,131 (1,332)
Transportation and Logistics 5,573 0.2 92,416 48
Lighting and Electrical Equipment 4,576 1.3 111,837 424 Biopharmaceuticals 4,489 1.2 114,944 229
Apparel 4,141 2.9 75,474 (1,091)
Furniture 4,088 1.0 68,856 252
GROUP TOTAL / AVG 540,184 1.15 $119,460 32,882
COUNTY TOTAL 1,785,137 N/A $83,905 379,368
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc.

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(TNDG).

Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
30 TABLE 15. SUMMARY CHARACTERISTICS AND TRENDS, ORANGE COUNTY’S LARGEST LOCAL-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL BUSINESS SECTORS WITH MORE THAN 40,000 JOBS IN 2021)

LOCAL BUSINESS SECTOR JOBS LQ AVG ANN
WAGE
10-YR
JOB
CHANGE
Local Real Estate, Construction, and Development 191,406 1.4 89,413 41,128 Local Health Services 182,165 0.9 85,761 38,242
Local Commercial Services 174,578 1.6 70,619 43,193
Local Hospitality Establishments 144,229 1.1 33,231 11,694 Local Education and Training 73,134 0.8 85,643 7,994
Local Community and Civic Organizations 67,711 1.1 33,690 36,018 Local Personal Services (Non-Medical) 59,510 1.3 37,300 16,607 Local Retailing of Clothing and General Merchandise 42,751 0.9 42,006 (2,705) Local Government 41,789 0.7 133,681 327
Local Motor Vehicle Products and Services 40,786 0.8 79,820 2,906 Local Food and Beverage Processing and Distribution 40,446 0.8 49,453 2,741 GROUP TOTAL / AVG 1,058,505 1.06 $69,211 198,146
COUNTY TOTAL 1,785,137 N/A $83,905 379,368
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
31 Table 16 and Table 17 provide comparable data for Los Angeles County (10,000 or more jobs in exportoriented business sectors; 100,000 or more jobs in local-oriented business sectors). Two business sectors are notable for having very high LQ’s in Los Angeles County:
• Video Production and Distribution – LQ of 11.2 (potentially an attraction target for Cypress); and • Apparel – LQ of 5.8 (not recommended as an attraction target due to relatively low wages and a long-term trend of job losses in southern California).

TABLE 16. SUMMARY CHARACTERISTICS AND TRENDS, LOS ANGELES COUNTY’S LARGEST EXPORT-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 10,000 JOBS IN 2021)

EXPORT BUSINESS SECTOR JOBS LQ AVG ANN
WAGE
10-YR
JOB
CHANGE
Business Services 267,899 0.9 125,959 30,116
Education and Knowledge Creation 221,838 1.1 83,958 16,829 Distribution and Electronic Commerce 198,566 1.0 86,935 5,629 Video Production and Distribution 116,419 11.2 157,310 (12,534) Marketing, Design, and Publishing 85,992 1.6 139,254 15,740 Transportation and Logistics 81,996 1.3 98,589 23,801
Performing Arts 62,269 3.5 149,449 11,784
Aerospace Vehicles and Defense 57,973 3.2 152,946 (1,684) Hospitality and Tourism 54,219 0.7 74,244 (27,661)
Financial Services 49,871 0.8 247,430 (11,427)
Information Technology and Analytical Instruments 33,401 0.8 156,389 5,754 Insurance Services 31,251 0.7 127,464 2,721
Food Processing and Manufacturing 30,144 0.8 80,972 (110) Apparel 22,653 5.8 63,781 (25,387)
Water Transportation 17,079 1.9 160,417 876
Metalworking Technology 14,468 1.1 71,475 (2,109)
Construction Products and Services 14,386 0.4 125,036 2,865 Production Technology and Heavy Machinery 12,422 0.4 102,237 (2,802) Communications Equipment and Services 12,340 1.4 160,893 (2,044) Plastics 11,556 0.6 82,284 (1,762)
Printing Services 11,489 1.0 63,362 (5,642)
Furniture 10,593 0.9 61,399 (2,365)
GROUP TOTAL / AVG 1,418,824 1.10 $117,557 20,586
COUNTY TOTAL 4,893,484 N/A $83,905 379,368
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
32 TABLE 17. SUMMARY CHARACTERISTICS AND TRENDS, LOS ANGELES COUNTY’S LARGEST LOCAL-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 100,000 JOBS IN 2021)

LOCAL BUSINESS SECTOR JOBS LQ AVG ANN
WAGE
10-YR
JOB
CHANGE
Local Health Services 520,313 0.9 87,542 82,285
Local Community and Civic Organizations 344,433 2.0 33,511 232,896 Local Commercial Services 342,046 1.2 81,001 34,608
Local Real Estate, Construction, and Development 340,932 0.9 75,509 69,196 Local Hospitality Establishments 325,661 0.9 32,642 (5,706) Local Education and Training 246,965 0.9 81,387 3,242
Local Government 194,664 1.2 144,605 1,585
Local Food and Beverage Processing and Distribution 143,454 1.1 48,648 3,833 Local Personal Services (Non-Medical) 125,204 1.0 39,386 8,803 Local Retailing of Clothing and General Merchandise 122,833 0.9 42,439 (12,278) Local Motor Vehicle Products and Services 114,962 0.8 63,795 (4,895) Local Logistical Services 107,393 1.2 55,339 36,426
GROUP TOTAL / AVG 2,928,860 1.04 $68,225 449,994
COUNTY TOTAL 4,893,484 N/A $83,905 379,368
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

Table 18 and Table 19 summarize business sector job growth/retraction performance in Cypress and Orange and Los Angeles Counties compared to national trends. This part of the study is based on a “shift-share” analysis for each business sector that estimates an “expected” job change based on national trends. If Cypress (or benchmark region) has higher job growth (or experiences less severe job losses) compared to the expected change, it indicates that the local area (or benchmark region) has performed better than national trends. Conversely, if Cypress and/or Orange/Los Angeles County has less job growth (or experiences more severe job losses) compared to the expected change, it indicates that the specific region has performed worse than national trends.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
33 TABLE 18. JOB GROWTH/RETRACTION PERFORMANCE COMPARED TO NATIONAL TRENDS FOR LARGEST

EXPORT-ORIENTED BUSINESS SECTORS, CYPRESS, ORANGE AND LOS ANGELES COUNTIES 2011-21 GROWTH PERFORMANCE

BASED ON SHIFT SHARE ANALYSIS

BUSINESS SECTOR CYPRESS ORANGE
COUNTY
L.A.

COUNTY
Aerospace Vehicles and Defense - - -
Apparel - + -
Automotive - - -
Biopharmaceuticals + - -
Business Services - - -
Communications Equipment and Services + - +
Construction Products and Services N/A + +
Distribution and Electronic Commerce - - -
Downstream Chemical Products + + -
Education and Knowledge Creation + - +
Financial Services - + -
Food Processing and Manufacturing - - -
Furniture - - -
Hospitality and Tourism - - -
Information Technology and Analytical Instruments - - - Insurance Services - - +
Lighting and Electrical Equipment + + -
Marketing, Design, and Publishing - + -
Medical Devices - + -
Metalworking Technology + - -
Performing Arts + + +
Plastics - - -
Printing Services - - -
Production Technology and Heavy Machinery - - -
Transportation and Logistics + - +
Video Production and Distribution + - -
Water Transportation N/A - -
Note: " + " = growth performance better than expected; " - " worse than expected.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
34 TABLE 19. JOB GROWTH/RETRACTION PERFORMANCE COMPARED TO NATIONAL TRENDS FOR LARGEST LOCALORIENTED BUSINESS SECTORS, CYPRESS, ORANGE AND LOS ANGELES COUNTIES 2011-21 GROWTH PERFORMANCE

BASED ON SHIFT SHARE ANALYSIS

BUSINESS SECTOR CYPRESS ORANGE
COUNTY
L.A.

COUNTY
Local Commercial Services - + -
Local Community and Civic Organizations + + +
Local Education and Training + + -
Local Food and Beverage Processing and Distribution - - - Local Government + + +
Local Health Services + + +
Local Hospitality Establishments + - -
Local Logistical Services + + +
Local Motor Vehicle Products and Services - - -
Local Personal Services (Non-Medical) + + -
Local Real Estate, Construction, and Development + - -
Local Retailing of Clothing and General Merchandise - + - Note: " + " = growth performance better than expected; " - " worse than expected.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
35 B. Potential Targeted Business Sectors for City of Cypress’s Economic Development Program
Table 20 lists important existing business sectors for the City of Cypress. Business sectors are highlighted/shaded on the table if they are in the top 10 for the entire set of business sectors (Exportoriented and Local-oriented) for at least one of the three variables:

1. 2021 Location Quotient (LQ)

2. Number of jobs in 2021

3. Job growth between 2011 and 2021
For additional context, the table also shows the average annual wage associated with each business sector.

As an example, in Table 20 below, the Lighting and Electrical Equipment business sector has the highest LQ (8.3) of all sectors in Cypress. The 10th highest LQ (1.7) is in the Local Industrial Products and Services business sector. The top 10 business sectors in terms of LQs are shaded. The same shading ranking pattern is applied to the top 10 business sectors in terms of total jobs and 10-year job change.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
36 TABLE 20. TOP 10 BUSINESS SECTORS FOR KEY VARIABLES: LQ, JOBS, AND JOB GROWTH, CYPRESS

BUSINESS SECTOR LQ JOBS
10-YR
JOB
CHANGE
AVG.

ANN
WAGE
Lighting and Electrical Equipment 8.3 448 62 $106,740
Automotive 5.0 843 (284) 100,096
Downstream Chemical Products 5.0 235 52 108,776
Medical Devices 3.4 175 7 132,705
Insurance Services 3.1 822 (1,015) 138,984
Aerospace Vehicles and Defense 2.5 258 (34) 102,304
Local Community and Civic Organizations 2.3 2,288 1,658 27,560 Apparel 1.9 42 (22) 101,836
Education and Knowledge Creation 1.8 2,026 381 97,448
Local Industrial Products and Services 1.7 153 19 86,346 Local Commercial Services 1.5 2,499 150 74,510
Local Hospitality Establishments 1.2 2,603 349 32,312
Local Personal Services (Non-Medical) 1.2 884 241 41,238 Local Real Estate, Construction, and Development 0.9 2,076 533 90,166 Distribution and Electronic Commerce 0.9 1,023 (108) 123,120 Business Services 0.8 1,485 276 119,561
Local Health Services 0.8 2,429 803 93,860
Local Logistical Services 0.6 320 118 59,802
Local Education and Training 0.6 935 108 83,331
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

Table 21 on the next page provides the same business sector data and ranking criteria for Orange County.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
37 TABLE 21. TOP 10 BUSINESS SECTORS FOR KEY VARIABLES: LQ, JOBS, AND JOB GROWTH, ORANGE COUNTY

BUSINESS SECTOR LQ JOBS
10-YR
JOB
CHANGE
AVG.

ANN
WAGE
Medical Devices 3.4 175 7 $132,705
Aerospace Vehicles and Defense 2.5 258 (34) 102,304
Local Community and Civic Organizations 2.3 2,288 1,658 27,560 Apparel 1.9 42 (22) 101,836
Education and Knowledge Creation 1.8 2,026 381 97,448
Local Industrial Products and Services 1.7 153 19 86,346 Local Commercial Services 1.5 2,499 150 74,510
Local Hospitality Establishments 1.2 2,603 349 32,312
Local Personal Services (Non-Medical) 1.2 884 241 41,238 Hospitality and Tourism 1.1 511 (130) 60,408
Information Technology and Analytical Instruments 1.0 246 (22) 140,187 Local Real Estate, Construction, and Development 0.9 2,076 533 90,166 Distribution and Electronic Commerce 0.9 1,023 (108) 123,120 Business Services 0.8 1,485 276 119,561
Local Financial Services 0.8 480 99 112,915
Local Health Services 0.8 2,429 803 93,860
Local Education and Training 0.6 935 108 83,331
Recreational and Small Electric Goods 0.5 18 0 94,367
Financial Services 0.3 100 (8) 183,666
Metalworking Technology 0.2 16 5 70,849
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

Table 22 on the next page provides the same business sector data and ranking criteria for neighboring Los Angeles County.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
38 TABLE 22. TOP 10 BUSINESS SECTORS FOR KEY VARIABLES: LQ, JOBS, AND JOB GROWTH, LOS ANGELES COUNTY

BUSINESS SECTOR LQ JOBS
10-YR
JOB
CHANGE
AVG.

ANN
WAGE
Video Production and Distribution 11.2 116,419 (12,534) $157,310 Apparel 5.8 22,653 (25,387) 63,781
Music and Sound Recording 5.7 6,222 1,413 95,802
Performing Arts 3.5 62,269 11,784 149,449
Aerospace Vehicles and Defense 3.2 57,973 (1,684) 152,946 Jewelry and Precious Metals 2.6 1,807 (94) 62,317
Local Community and Civic Organizations 2.0 344,433 232,896 33,511 Water Transportation 1.9 17,079 876 160,417
Leather and Related Products 1.9 2,321 (60) 59,600
Marketing, Design, and Publishing 1.6 85,992 15,740 139,254 Transportation and Logistics 1.3 81,996 23,801 98,589
Local Logistical Services 1.2 107,393 36,426 55,339
Local Government 1.2 194,664 1,585 144,605
Local Commercial Services 1.2 342,046 34,608 81,001
Education and Knowledge Creation 1.1 221,838 16,829 83,958 Distribution and Electronic Commerce 1.0 198,566 5,629 86,935 Local Health Services 0.9 520,313 82,285 87,542
Local Education and Training 0.9 246,965 3,242 81,387
Local Hospitality Establishments 0.9 325,661 (5,706) 32,642 Local Real Estate, Construction, and Development 0.9 340,932 69,196 75,509 Business Services 0.9 267,899 30,116 125,959
Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. *Approximately 70% of cluster employment is in one component industry: NAICS 624120 (Services for the Elderly and Persons with Disabilities). In addition, a sizable portion of apparent employment growth in this industry results from the Bureau of Labor Statistics (BLS) reclassification of other industries’ employment into this specific industry in 2013.

Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG).

Table 23 on the next three pages provides a narrative description of the candidate business sectors. In addition, the table provides key component industries within each business sector based on employment totals for each industry in the relevant geographies.

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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
39 TABLE 23. NARRATIVE DESCRIPTIONS AND KEY COMPONENT INDUSTRIES FOR POTENTIAL TARGET BUSINESS

SECTORS, CITY OF CYPRESS

BUSINESS SECTOR NARRATIVE DESCRIPTION KEY COMPONENT

INDUSTRIES
Group 1 – Cypress’s Existing Core Business Sectors
Local Real Estate,
Development &
Construction
Establishments that primarily provide local real
estate services, general contracting, and specialty
contracting for the building, purchasing, and renting
of homes and related local infrastructure. This
sector also contains firms that support land
development, concrete manufacturing, highway
and street construction, as well as building
equipment distribution.
• Plumbing, Heating, and AirConditioning Contractors
• Electrical Contractors and
Other Wiring Installation
Contractors
• Lessors of Nonresidential
Buildings (except
Miniwarehouses)
• Home Centers
• Offices of Real Estate Agents
and Brokers
Local Industrial Products
& Services
Consists of firms that provide maintenance,
wholesaling, and distribution for local industrial
goods and services. This sector also includes
consumer rental and leasing for electronics,
appliances, and general equipment.
• Other Miscellaneous Durable
Goods Merchant Wholesalers
• Machine Shops
• Other Electronic and
Precision Equipment Repair
and Maintenance
Local Logistical Services Establishments that offer local passenger transportation and local transportation of freight
and goods, including moving companies and
couriers. This sector also includes local storage
facilities, truck and RV leasing, and passenger car
rental services.
• Couriers and Express
Delivery Services
• Local Messengers and Local
Delivery
• Passenger Car Rental
Lighting & Electrical
Equipment
Firms involved in the manufacture of electrical
equipment and electronic components. The
companies in this sector manufacture wire for
communications, wiring devices, fiber optic cables,
switchboards, lighting fixtures, motors,
transformers, and related products.
• Other Lighting Equipment
Manufacturing
• All Other Miscellaneous
Electrical Equipment and
Component Manufacturing
• Electric Lamp Bulb and Part
Manufacturing
Automotive Establishments along the value chain that are necessary for manufacturing cars, trucks, and other
motorized land-based transportation equipment
(other than motorcycles). This includes metal mills
and foundries, manufacturers of metal automotive
parts, and manufacturers of completed
automobiles.
• Motor Vehicle Gasoline
Engine and Engine Parts
Manufacturing
• Motor Vehicle Seating and
Interior Trim Manufacturing
• Other Motor Vehicle Parts
Manufacturing
• Motor Vehicle Transmission
and Power Train Parts
Manufacturing
Downstream Chemical
Products
Establishments that manufacture complex chemical
products for end users. These products include
adhesives, beauty products, soaps, cleaners, film
processing chemicals, dyes, paints, explosives,
and lubricating oils.
• Polish and Other Sanitation
Good Manufacturing
• All Other Miscellaneous
Chemical Product and
Preparation Manufacturing
• Toilet Preparation
Manufacturing
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Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
40 BUSINESS SECTOR NARRATIVE DESCRIPTION KEY COMPONENT

INDUSTRIES
Medical Devices Establishments in this sector primarily manufacture surgical, medical, dental, optical, ophthalmic, and
veterinary instruments and supplies.
• Optical Instrument and Lens
Manufacturing
• Surgical and Medical
Instrument Manufacturing
Aerospace Vehicles &
Defense
Establishments that manufacture aircraft, space
vehicles, guided missiles, and related parts. This
sector also contains firms that manufacture the
necessary search and navigation equipment used
by these products.
• Aircraft Engine and Engine
Parts Manufacturing
• Search, Detection,
Navigation, Guidance,
Aeronautical, and Nautical
System and Instrument
Manufacturing
Distribution & ECommerceTraditional wholesalers as well as mail order houses and electronic merchants. The companies
in this sector mostly buy, hold, and distribute a
wide range of products such as apparel, food,
chemicals, gases, minerals, farm materials,
machinery, and other merchandise. The sector
also contains firms that support distribution and
electronic commerce operations, including
packaging, labeling, and equipment rental and
leasing.
• Other Electronic Parts and
Equipment Merchant
Wholesalers
• Electronic Shopping and MailOrder Houses
• Computer and Computer
Peripheral Equipment and
Software Merchant
Wholesalers
• Industrial Machinery and
Equipment Merchant
Wholesalers
Business Services Establishments and services primarily designed to support other aspects of a business or to assist
unrelated companies. This includes corporate
headquarters. Professional services such as
consulting, legal services, facilities support
services, computer services, engineering and
architectural services, and placement services. All
for-hire ground passenger transportation services
are also present in this sector.
• Engineering Services
• Facilities Support Services
• Administrative Management
and General Management
Consulting Services
• Custom Computer
Programming Services
Group 2 – Potential Emerging/Growth Business Sectors
Transportation &
Logistics
This sector contains all air, rail, bus, and freight
transportation services. It also includes related
operation services and support activities such as
inspections, maintenance, repairs, security, and
loading/unloading.
• Freight Transportation
Arrangement
• General Freight Trucking,
Long-Distance, Truckload
• Other Support Activities for
Air Transportation
• Scheduled Passenger Air
Transportation
• Nonscheduled Chartered
Passenger Air Transportation
Biopharmaceuticals Establishments in this sector produce complex chemical and biological substances used in
medications, vaccines, diagnostic tests, and similar
medical applications.
• Pharmaceutical Preparation
Manufacturing
• Biological Product (except
Diagnostic) Manufacturing
• Medicinal and Botanical
Manufacturing
Communications
Equipment & Services
This sector involves goods and services used for
communications. This includes cable, wireless, and
satellite services, as well as telephone,
• Wireless Telecommunications
Carriers (except Satellite)
DRAFT
Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc.
41 BUSINESS SECTOR NARRATIVE DESCRIPTION KEY COMPONENT

INDUSTRIES
broadcasting, and wireless communications
equipment.
• Radio and Television
Broadcasting and Wireless
Communications Equipment
Manufacturing
• Cable and Other Subscription
Programming
• Other Communications
Equipment Manufacturing
• All Other Telecommunications
Metalworking
Technology
Establishments in this sector manufacture machine
tools and process metal for use in metal working.

The sector also contains the downstream
manufacture of metal fasteners and hand tools.
• Electroplating, Plating,
Polishing, Anodizing, and
Coloring
• Bolt, Nut, Screw, Rivet, and
Washer Manufacturing
• Machine Tool Manufacturing
• Metal Coating, Engraving
(except Jewelry and
Silverware), and Allied
Services to Manufacturers
• Special Die and Tool, Die Set,
Jig, and Fixture
Manufacturing
• Precision Turned Product
Manufacturing
Video Production &
Distribution
Establishments primarily involved in the production
and distribution of music and other sound
recordings.
• Motion Picture and Video
Production
• Teleproduction and Other
Postproduction Services
• Other Motion Picture and
Video Industries
Construction Products &
Services
Establishments that supply construction materials,
components, products, and services. Construction
materials and components include those made of
sand, stone, gravel, asphalt, cement, concrete, and
other earthen substances. Construction products
include pipes and heat exchangers. Construction
services include the construction of pipelines for
water, sewers, oil and gas, power, and
communication, as well as building services for
homes and industrial buildings.
• Power and Communication
Line and Related Structures
Construction
• Oil and Gas Pipeline and
Related Structures
Construction
• Other Heavy and Civil
Engineering Construction
• Plumbing Fixture Fitting and
Trim Manufacturing
• Industrial Building
Construction
Source: The Natelson Dale Group, Inc. (TNDG); Cluster Mapping Project.

DRAFT

APPENDIX A
Business Sector Employee Database by Region
DRAFT
Table A-1
Cluster Employment by Region, 2021
Cluster Cypress Orange
County L.A. County CA U.S.

Aerospace Vehicles and Defense 258 11,617 57,973 105,400 614,675 Agricultural Inputs and Services 14 2,124 5,366 441,835 1,925,344 Apparel 42 4,141 22,653 33,307 129,969
Automotive 843 3,308 8,939 45,080 992,020
Biopharmaceuticals 0 4,489 8,094 47,999 335,403
Business Services 1,485 140,417 267,899 1,311,381 10,514,181 Coal Mining 0 0 4 18 40,966
Communications Equipment and Services 8 3,790 12,340 49,333 288,007 Construction Products and Services 8 7,408 14,386 67,425 1,074,399 Distribution and Electronic Commerce 1,023 77,255 198,566 788,301 6,579,634 Downstream Chemical Products 235 3,630 9,184 25,906 279,990 Downstream Metal Products 64 2,428 7,566 29,084 466,420 Education and Knowledge Creation 2,026 64,355 221,838 851,778 6,668,513 Electric Power Generation and Transmission 0 1,742 5,325 17,753 166,865 Environmental Services 0 1,354 4,408 14,960 135,083
Financial Services 100 43,963 49,871 229,236 2,208,624
Fishing and Fishing Products 0 200 649 2,574 66,955
Food Processing and Manufacturing 58 6,430 30,144 170,579 1,219,706 Footwear 0 130 412 1,141 15,428
Forestry 0 24 118 5,945 98,282
Furniture 76 4,088 10,593 30,463 391,876
Hospitality and Tourism 511 43,764 54,219 249,007 2,644,605 Information Technology and Analytical Instruments 246 38,067 33,401 355,487 1,434,236 Insurance Services 822 12,920 31,251 117,609 1,541,101
Jewelry and Precious Metals 0 118 1,807 3,305 23,211
Leather and Related Products 0 215 2,321 4,468 41,963
Lighting and Electrical Equipment 448 4,576 6,294 26,439 318,954 Livestock Processing 0 328 4,457 22,182 540,112
Marketing, Design, and Publishing 217 22,315 85,992 335,063 1,806,272 Medical Devices 175 15,558 7,598 52,043 302,881
Metal Mining 0 4 12 771 46,182
Metalworking Technology 16 7,713 14,468 40,104 442,627
Music and Sound Recording 0 112 6,222 8,905 36,582
Nonmetal Mining 0 67 396 5,382 101,839
Oil and Gas Production and Transportation 8 773 6,671 24,142 507,646 Paper and Packaging 0 1,680 6,192 19,977 354,865
Performing Arts 53 6,828 62,269 110,355 596,843
Plastics 31 5,939 11,556 40,981 663,937
Printing Services 62 6,442 11,489 36,067 399,959
Production Technology and Heavy Machinery 256 6,327 12,422 53,739 926,948 Recreational and Small Electric Goods 18 3,442 7,388 24,820 201,143 Textile Manufacturing 8 1,531 6,892 10,335 184,700
Tobacco 0 109 26 265 11,263
Trailers, Motor Homes, and Appliances 0 96 1,629 4,621 170,117 Transportation and Logistics 160 5,573 81,996 198,378 2,185,200 Upstream Chemical Products 12 443 1,359 6,846 166,091
Upstream Metal Manufacturing 0 1,929 6,392 19,821 373,440 Video Production and Distribution 11 803 116,419 132,938 348,329 Vulcanized and Fired Materials 0 1,717 3,944 12,742 245,924 Water Transportation 0 383 17,079 32,080 302,945
Wood Products 0 1,487 2,997 26,312 404,590
Local Commercial Services 2,499 174,578 342,046 1,246,854 9,818,757 Local Community and Civic Organizations 2,288 67,711 344,433 1,019,076 5,789,885 Local Education and Training 935 73,134 246,965 937,985 8,786,864 Local Entertainment and Media 178 12,717 43,535 146,204 1,314,849 Local Federal Government 357 16,124 67,675 459,026 4,897,420 Local Financial Services 480 38,376 80,299 312,878 3,402,292 Local Food and Beverage Processing and Distribution 408 40,446 143,454 529,500 4,460,170 Local Government 804 41,789 194,664 713,061 5,539,469
Local Health Services 2,429 182,165 520,313 1,892,011 18,454,763 Local Hospitality Establishments 2,603 144,229 325,661 1,269,872 12,350,702 Local Household Goods and Services 305 23,029 59,585 285,054 2,382,697 Local Industrial Products and Services 153 9,046 17,930 59,447 546,635 Local Logistical Services 320 22,923 107,393 371,993 2,995,128 Local Motor Vehicle Products and Services 631 40,786 114,962 464,255 4,743,295 Local Personal Services (Non-Medical) 884 59,510 125,204 453,513 4,198,277 Local Real Estate, Construction, and Development 2,076 191,406 340,932 1,577,898 12,959,792 Local Retailing of Clothing and General Merchandise 699 42,751 122,833 467,809 4,449,716 Local State Government 86 4,756 16,362 229,229 2,225,641 Local Utilities 53 7,689 22,317 103,362 1,083,132
Non-Cluster 249 17,819 115,437 306,229 1,778,843
Grand Total 27,730 1,785,137 4,893,484 19,089,939 163,715,172 Traded Total 9,293 574,152 1,541,484 6,244,683 51,536,845 Local Total 18,187 1,193,165 3,236,563 12,539,026 110,399,484 Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-2
Cluster Location Quotients (LQs) by Region, 2021
Cluster Carson Orange
County L.A. County CA
Aerospace Vehicles and Defense 2.5 1.7 3.2 1.5
Agricultural Inputs and Services 0.0 0.1 0.1 2.0
Apparel 1.9 2.9 5.8 2.2
Automotive 5.0 0.3 0.3 0.4
Biopharmaceuticals 0.0 1.2 0.8 1.2
Business Services 0.8 1.2 0.9 1.1
Coal Mining 0.0 0.0 0.0 0.0
Communications Equipment and Services 0.2 1.2 1.4 1.5
Construction Products and Services 0.0 0.6 0.4 0.5
Distribution and Electronic Commerce 0.9 1.1 1.0 1.0
Downstream Chemical Products 5.0 1.2 1.1 0.8
Downstream Metal Products 0.8 0.5 0.5 0.5
Education and Knowledge Creation 1.8 0.9 1.1 1.1
Electric Power Generation and Transmission 0.0 1.0 1.1 0.9 Environmental Services 0.0 0.9 1.1 0.9
Financial Services 0.3 1.8 0.8 0.9
Fishing and Fishing Products 0.0 0.3 0.3 0.3
Food Processing and Manufacturing 0.3 0.5 0.8 1.2
Footwear 0.0 0.8 0.9 0.6
Forestry 0.0 0.0 0.0 0.5
Furniture 1.1 1.0 0.9 0.7
Hospitality and Tourism 1.1 1.5 0.7 0.8
Information Technology and Analytical Instruments 1.0 2.4 0.8 2.1 Insurance Services 3.1 0.8 0.7 0.7
Jewelry and Precious Metals 0.0 0.5 2.6 1.2
Leather and Related Products 0.0 0.5 1.9 0.9
Lighting and Electrical Equipment 8.3 1.3 0.7 0.7
Livestock Processing 0.0 0.1 0.3 0.4
Marketing, Design, and Publishing 0.7 1.1 1.6 1.6
Medical Devices 3.4 4.7 0.8 1.5
Metal Mining 0.0 0.0 0.0 0.1
Metalworking Technology 0.2 1.6 1.1 0.8
Music and Sound Recording 0.0 0.3 5.7 2.1
Nonmetal Mining 0.0 0.1 0.1 0.5
Oil and Gas Production and Transportation 0.1 0.1 0.4 0.4 Paper and Packaging 0.0 0.4 0.6 0.5
Performing Arts 0.5 1.0 3.5 1.6
Plastics 0.3 0.8 0.6 0.5
Printing Services 0.9 1.5 1.0 0.8
Production Technology and Heavy Machinery 1.6 0.6 0.4 0.5 Recreational and Small Electric Goods 0.5 1.6 1.2 1.1
Textile Manufacturing 0.2 0.8 1.2 0.5
Tobacco 0.0 0.9 0.1 0.2
Trailers, Motor Homes, and Appliances 0.0 0.1 0.3 0.2
Transportation and Logistics 0.4 0.2 1.3 0.8
Upstream Chemical Products 0.4 0.2 0.3 0.4
Upstream Metal Manufacturing 0.0 0.5 0.6 0.5
Video Production and Distribution 0.2 0.2 11.2 3.3
Vulcanized and Fired Materials 0.0 0.6 0.5 0.4
Water Transportation 0.0 0.1 1.9 0.9
Wood Products 0.0 0.3 0.2 0.6
Local Commercial Services 1.5 1.6 1.2 1.1
Local Community and Civic Organizations 2.3 1.1 2.0 1.5 Local Education and Training 0.6 0.8 0.9 0.9
Local Entertainment and Media 0.8 0.9 1.1 1.0
Local Federal Government 0.4 0.3 0.5 0.8
Local Financial Services 0.8 1.0 0.8 0.8
Local Food and Beverage Processing and Distribution 0.5 0.8 1.1 1.0 Local Government 0.9 0.7 1.2 1.1
Local Health Services 0.8 0.9 0.9 0.9
Local Hospitality Establishments 1.2 1.1 0.9 0.9
Local Household Goods and Services 0.8 0.9 0.8 1.0
Local Industrial Products and Services 1.7 1.5 1.1 0.9
Local Logistical Services 0.6 0.7 1.2 1.1
Local Motor Vehicle Products and Services 0.8 0.8 0.8 0.8 Local Personal Services (Non-Medical) 1.2 1.3 1.0 0.9
Local Real Estate, Construction, and Development 0.9 1.4 0.9 1.0 Local Retailing of Clothing and General Merchandise 0.9 0.9 0.9 0.9 Local State Government 0.2 0.2 0.2 0.9
Local Utilities 0.3 0.7 0.7 0.8
Non-Cluster 0.8 0.9 2.2 1.5
Traded Total 1.1 1.0 1.0 1.0
Local Total 1.0 1.0 1.0 1.0
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-3
Average Wages by Cluster by Region, 2021
Cluster Cypress Orange
County L.A. County CA U.S.

Aerospace Vehicles and Defense 102,304 141,628 152,946 145,826 136,507 Agricultural Inputs and Services 57,512 58,899 61,212 52,534 49,888 Apparel 101,836 75,474 63,781 64,027 55,891
Automotive 100,096 86,638 90,744 139,006 84,404
Biopharmaceuticals -- 114,944 101,240 203,354 165,363
Business Services 119,561 127,624 125,959 163,033 129,533 Coal Mining -- -- -- 152,866 111,330
Communications Equipment and Services -- 112,469 160,893 183,140 140,044 Construction Products and Services -- 117,570 125,036 118,472 90,989 Distribution and Electronic Commerce 123,120 109,963 86,935 95,692 96,077 Downstream Chemical Products 108,776 94,341 93,615 99,374 104,441 Downstream Metal Products 64,456 81,325 75,104 80,902 79,063 Education and Knowledge Creation 97,448 89,243 83,958 110,569 81,401 Electric Power Generation and Transmission -- 219,662 209,834 220,200 191,124 Environmental Services -- 83,836 84,676 82,088 83,729
Financial Services 183,666 193,915 247,430 275,282 227,000 Fishing and Fishing Products -- 46,624 92,780 68,762 63,244 Food Processing and Manufacturing 65,793 76,505 80,972 78,761 73,970 Footwear -- 101,175 55,685 95,032 62,453
Forestry -- 82,854 71,372 81,317 66,237
Furniture 67,446 68,856 61,399 63,756 60,160
Hospitality and Tourism 60,408 58,875 74,244 88,034 56,081 Information Technology and Analytical Instruments 140,187 180,844 156,389 282,980 201,682 Insurance Services 138,984 136,315 127,464 125,383 117,106 Jewelry and Precious Metals -- 51,052 62,317 59,882 73,276 Leather and Related Products -- 55,579 59,600 58,492 53,676 Lighting and Electrical Equipment 106,740 111,837 106,684 124,408 105,659 Livestock Processing -- 48,926 62,731 57,258 60,230
Marketing, Design, and Publishing 142,482 124,691 139,254 226,296 139,049 Medical Devices 132,705 135,870 131,458 148,253 119,222 Metal Mining -- -- -- 123,133 125,440
Metalworking Technology 70,849 75,829 71,475 74,331 77,981 Music and Sound Recording -- 67,247 95,802 84,674 81,035 Nonmetal Mining -- 81,069 112,493 108,858 96,391
Oil and Gas Production and Transportation -- 126,854 215,777 193,686 151,845 Paper and Packaging -- 130,010 88,768 90,373 90,499
Performing Arts 44,961 44,815 149,449 107,935 60,893
Plastics 87,144 94,131 82,284 79,692 80,504
Printing Services 75,997 70,678 63,362 64,518 65,790
Production Technology and Heavy Machinery 103,926 107,173 102,237 99,066 90,575 Recreational and Small Electric Goods 94,367 89,671 109,241 92,350 83,326 Textile Manufacturing -- 72,145 63,574 63,456 67,564
Tobacco -- 65,328 116,389 88,490 106,117
Trailers, Motor Homes, and Appliances -- 173,702 76,772 70,165 80,198 Transportation and Logistics 100,690 92,416 98,589 88,080 88,958 Upstream Chemical Products 82,813 120,183 127,387 123,790 141,824 Upstream Metal Manufacturing -- 86,564 83,939 88,915 93,917 Video Production and Distribution 112,009 107,470 157,310 149,887 118,520 Vulcanized and Fired Materials -- 75,748 64,462 71,805 75,644 Water Transportation -- 80,726 160,417 139,768 100,862
Wood Products -- 66,128 57,232 67,130 66,613
Local Commercial Services 74,510 70,619 81,001 75,325 70,576 Local Community and Civic Organizations 27,560 33,690 33,511 34,725 37,582 Local Education and Training 83,331 85,643 81,387 84,529 71,454 Local Entertainment and Media 52,878 52,277 99,865 69,837 59,333 Local Federal Government 80,547 88,978 99,084 93,365 95,787 Local Financial Services 112,915 118,975 113,301 115,211 103,294 Local Food and Beverage Processing and Distribution 42,046 49,453 48,648 48,843 44,123 Local Government 133,681 133,681 144,605 128,386 89,209 Local Health Services 93,860 85,761 87,542 94,751 80,019 Local Hospitality Establishments 32,312 33,231 32,642 31,475 28,363 Local Household Goods and Services 55,852 58,326 48,535 50,838 48,494 Local Industrial Products and Services 86,346 81,777 77,853 77,395 74,878 Local Logistical Services 59,802 61,720 55,339 67,180 62,258 Local Motor Vehicle Products and Services 69,505 79,820 63,795 64,933 60,848 Local Personal Services (Non-Medical) 41,238 37,300 39,386 39,554 36,438 Local Real Estate, Construction, and Development 90,166 89,413 75,509 80,743 72,965 Local Retailing of Clothing and General Merchandise 42,454 42,006 42,439 39,680 34,948 Local State Government 114,826 114,826 119,923 124,366 95,170 Local Utilities 167,868 129,773 130,917 152,505 127,909 Non-Cluster 18,864 18,865 20,294 20,087 25,888
Avg Wage $80,685 $85,766 $83,905 $93,212 $77,767
Traded Avg $109,226 $118,102 $116,189 $137,158 $106,613 Local Avg $67,147 $71,212 $70,798 $73,113 $65,136
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-4
Cluster Employment by Region, 2011-21
Cluster Cypress Orange
County L.A. County CA U.S.

Aerospace Vehicles and Defense (34) (3,508) (1,684) (2,095) (12,173) Agricultural Inputs and Services (9) (1,421) (1,048) 25,648 106,687 Apparel (22) (1,091) (25,387) (28,067) (52,738)
Automotive (284) 212 (478) 17,821 180,878
Biopharmaceuticals 0 229 1,344 4,708 63,055
Business Services 276 27,985 30,116 312,925 2,559,027
Coal Mining 0 0 4 (145) (55,688)
Communications Equipment and Services 0 (2,744) (2,044) (21,663) (118,633) Construction Products and Services 8 1,748 2,865 13,234 162,740 Distribution and Electronic Commerce (108) 2,481 5,629 152,526 1,328,017 Downstream Chemical Products 52 1,078 (1,298) 3,460 18,058 Downstream Metal Products (24) (901) (1,009) 413 60,222 Education and Knowledge Creation 381 2,184 16,829 74,904 233,399 Electric Power Generation and Transmission 0 (1,020) 739 (2,574) (23,518) Environmental Services 0 270 (175) 1,339 25,286
Financial Services (8) 9,935 (11,427) 7,806 156,743
Fishing and Fishing Products 0 165 143 (259) (14,748)
Food Processing and Manufacturing 6 1,214 (110) 22,925 240,141 Footwear 0 17 (311) (189) (3,474)
Forestry 0 (4) (18) 589 (1,277)
Furniture (102) 252 (2,365) (1,436) 26,220
Hospitality and Tourism (130) (7,741) (27,661) (106,526) (286,481) Information Technology and Analytical Instruments (22) 5,122 5,754 87,069 276,259 Insurance Services (1,015) (8,427) 2,721 (8,695) 40,325 Jewelry and Precious Metals 0 24 (94) (276) (11,074)
Leather and Related Products 0 (238) (60) (118) 1,162
Lighting and Electrical Equipment 62 424 (2,168) (724) 19,433 Livestock Processing 0 (408) (570) 212 30,072
Marketing, Design, and Publishing (15) 4,843 15,740 111,621 376,916 Medical Devices 7 2,227 204 4,362 12,903
Metal Mining 0 1 (4) 198 862
Metalworking Technology 5 (1,578) (2,109) (1,217) (10,855) Music and Sound Recording 0 31 1,413 1,901 8,798
Nonmetal Mining 0 (51) (57) 625 10,626
Oil and Gas Production and Transportation (48) (526) (1,475) (15,288) (214,269) Paper and Packaging 0 (1,155) (1,192) (2,303) (34,768)
Performing Arts 19 1,600 11,784 9,187 50,304
Plastics (14) (1,332) (1,762) (369) 90,576
Printing Services (19) (2,956) (5,642) (11,862) (113,492) Production Technology and Heavy Machinery (16) (778) (2,802) (556) 14,089 Recreational and Small Electric Goods 0 (502) (706) (2,786) 17,848 Textile Manufacturing (9) (873) (3,100) (5,185) (50,431) Tobacco 0 109 22 216 (3,716)
Trailers, Motor Homes, and Appliances 0 (289) 92 861 51,305 Transportation and Logistics 24 48 23,801 42,528 233,427 Upstream Chemical Products 4 155 127 1,197 4,510
Upstream Metal Manufacturing 0 (985) (1,810) (4,743) (30,176) Video Production and Distribution 4 87 (12,534) (11,824) 60,969 Vulcanized and Fired Materials 0 (762) (279) (1,314) (160) Water Transportation 0 (73) 876 2,228 22,514
Wood Products 0 (25) (432) 5,971 67,045
Local Commercial Services 150 43,193 34,608 183,472 1,208,010 Local Community and Civic Organizations 1,658 36,018 232,896 617,715 1,517,729 Local Education and Training 108 7,994 3,242 33,816 123,515 Local Entertainment and Media (109) (7,028) (17,484) (63,799) (413,318) Local Federal Government (2) (723) 340 (17,427) (123,135) Local Financial Services 99 7,361 4,029 39,603 561,725
Local Food and Beverage Processing and Distribution 20 2,741 3,833 38,773 362,599 Local Government 8 327 1,585 15,752 26,910
Local Health Services 803 38,242 82,285 331,321 2,132,473 Local Hospitality Establishments 349 11,694 (5,706) 1,521 1,183,654 Local Household Goods and Services 6 1,225 (3,767) 13,504 236,311 Local Industrial Products and Services 19 (317) (5,306) (13,109) (52,270) Local Logistical Services 118 6,790 36,426 126,216 819,707 Local Motor Vehicle Products and Services (28) 2,906 (4,895) 28,704 525,572 Local Personal Services (Non-Medical) 241 16,607 8,803 36,867 509,230 Local Real Estate, Construction, and Development 533 41,128 69,196 400,066 2,842,052 Local Retailing of Clothing and General Merchandise (85) (2,705) (12,278) (45,340) (336,446) Local State Government 24 1,332 2,692 14,967 (94,608)
Local Utilities (26) (497) (7,094) (13,878) (119,168)
Non-Cluster (37) (3,747) (52,427) (98,019) (283,687)
Grand Total 2,816 225,595 379,368 2,306,986 16,139,597
Traded Total (1,031) 23,052 8,392 676,260 5,512,740
Local Total 3,885 206,291 423,403 1,728,745 10,910,544
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-5
Cluster Employment by Region (%), 2011-21
Cluster Cypress Orange
County L.A. County CA U.S.

Aerospace Vehicles and Defense -11.7% -23.2% -2.8% -1.9% -1.9% Agricultural Inputs and Services -37.5% -40.1% -16.3% 6.2% 5.9% Apparel -33.9% -20.9% -52.8% -45.7% -28.9%
Automotive -25.2% 6.9% -5.1% 65.4% 22.3%
Biopharmaceuticals -- 5.4% 19.9% 10.9% 23.2%
Business Services 22.9% 24.9% 12.7% 31.3% 32.2%
Coal Mining -- -- UND -89.0% -57.6%
Communications Equipment and Services 4.3% -42.0% -14.2% -30.5% -29.2% Construction Products and Services UND 30.9% 24.9% 24.4% 17.9% Distribution and Electronic Commerce -9.6% 3.3% 2.9% 24.0% 25.3% Downstream Chemical Products 28.4% 42.2% -12.4% 15.4% 6.9% Downstream Metal Products -27.8% -27.1% -11.8% 1.4% 14.8% Education and Knowledge Creation 23.2% 3.5% 8.2% 9.6% 3.6% Electric Power Generation and Transmission -- -36.9% 16.1% -12.7% -12.4% Environmental Services -- 24.9% -3.8% 9.8% 23.0%
Financial Services -7.2% 29.2% -18.6% 3.5% 7.6%
Fishing and Fishing Products -- 465.5% 28.3% -9.1% -18.1% Food Processing and Manufacturing 11.2% 23.3% -0.4% 15.5% 24.5% Footwear -- 14.6% -43.0% -14.2% -18.4%
Forestry -- -15.5% -12.9% 11.0% -1.3%
Furniture -57.3% 6.6% -18.3% -4.5% 7.2%
Hospitality and Tourism -20.3% -15.0% -33.8% -30.0% -9.8% Information Technology and Analytical Instruments -8.3% 15.5% 20.8% 32.4% 23.9% Insurance Services -55.3% -39.5% 9.5% -6.9% 2.7%
Jewelry and Precious Metals -- 25.0% -4.9% -7.7% -32.3% Leather and Related Products -- -52.5% -2.5% -2.6% 2.8% Lighting and Electrical Equipment 15.9% 10.2% -25.6% -2.7% 6.5% Livestock Processing -- -55.4% -11.3% 1.0% 5.9%
Marketing, Design, and Publishing -6.3% 27.7% 22.4% 50.0% 26.4% Medical Devices 4.1% 16.7% 2.8% 9.1% 4.4%
Metal Mining -- 17.1% -22.9% 34.5% 1.9%
Metalworking Technology 46.1% -17.0% -12.7% -2.9% -2.4% Music and Sound Recording -- 38.2% 29.4% 27.1% 31.7%
Nonmetal Mining -- -43.2% -12.6% 13.1% 11.6%
Oil and Gas Production and Transportation -86.3% -40.5% -18.1% -38.8% -29.7% Paper and Packaging -- -40.7% -16.1% -10.3% -8.9%
Performing Arts 56.7% 30.6% 23.3% 9.1% 9.2%
Plastics -30.3% -18.3% -13.2% -0.9% 15.8%
Printing Services -23.0% -31.5% -32.9% -24.7% -22.1%
Production Technology and Heavy Machinery -5.9% -11.0% -18.4% -1.0% 1.5% Recreational and Small Electric Goods 2.3% -12.7% -8.7% -10.1% 9.7% Textile Manufacturing -55.2% -36.3% -31.0% -33.4% -21.4% Tobacco -- UND 652.5% 435.2% -24.8%
Trailers, Motor Homes, and Appliances -- -75.0% 6.0% 22.9% 43.2% Transportation and Logistics 17.7% 0.9% 40.9% 27.3% 12.0% Upstream Chemical Products 61.2% 53.7% 10.3% 21.2% 2.8% Upstream Metal Manufacturing -- -33.8% -22.1% -19.3% -7.5% Video Production and Distribution 48.4% 12.1% -9.7% -8.2% 21.2% Vulcanized and Fired Materials -- -30.7% -6.6% -9.4% -0.1% Water Transportation -- -16.1% 5.4% 7.5% 8.0%
Wood Products -- -1.7% -12.6% 29.4% 19.9%
Local Commercial Services 6.4% 32.9% 11.3% 17.3% 14.0%
Local Community and Civic Organizations 263.2% 113.6% 208.8% 153.9% 35.5% Local Education and Training 13.0% 12.3% 1.3% 3.7% 1.4% Local Entertainment and Media -38.0% -35.6% -28.7% -30.4% -23.9% Local Federal Government -0.7% -4.3% 0.5% -3.7% -2.5%
Local Financial Services 26.1% 23.7% 5.3% 14.5% 19.8%
Local Food and Beverage Processing and Distribution 5.2% 7.3% 2.7% 7.9% 8.8% Local Government 1.0% 0.8% 0.8% 2.3% 0.5%
Local Health Services 49.4% 26.6% 18.8% 21.2% 13.1%
Local Hospitality Establishments 15.5% 8.8% -1.7% 0.1% 10.6% Local Household Goods and Services 2.2% 5.6% -5.9% 5.0% 11.0% Local Industrial Products and Services 13.8% -3.4% -22.8% -18.1% -8.7% Local Logistical Services 58.2% 42.1% 51.3% 51.4% 37.7% Local Motor Vehicle Products and Services -4.2% 7.7% -4.1% 6.6% 12.5% Local Personal Services (Non-Medical) 37.5% 38.7% 7.6% 8.8% 13.8% Local Real Estate, Construction, and Development 34.5% 27.4% 25.5% 34.0% 28.1% Local Retailing of Clothing and General Merchandise -10.8% -6.0% -9.1% -8.8% -7.0% Local State Government 39.2% 38.9% 19.7% 7.0% -4.1%
Local Utilities -32.6% -6.1% -24.1% -11.8% -9.9%
Non-Cluster -13.0% -17.4% -31.2% -24.2% -13.8%
Grand Total 11.3% 14.5% 8.4% 13.7% 10.9%
Traded Total -10.0% 4.2% 0.5% 12.1% 12.0%
Local Total 27.2% 20.9% 15.1% 16.0% 11.0%
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-6
Cluster Employment by Region, 2021-31
Cluster Cypress Orange
County L.A. County CA U.S.

Aerospace Vehicles and Defense (152) (4,173) 723 (1,158) 10,520 Agricultural Inputs and Services (7) (878) (504) 17,540 149,117 Apparel (21) (1,577) (15,904) (18,595) (28,355)
Automotive (93) (78) (2,475) 9,247 89,499
Biopharmaceuticals 0 (233) (43) 1,934 34,487
Business Services 159 9,903 8,895 180,536 1,632,509
Coal Mining 0 0 8 45 714
Communications Equipment and Services (1) (1,396) (1,072) (5,118) 7,099 Construction Products and Services 3 187 396 1,893 59,500 Distribution and Electronic Commerce (79) (3,866) (19,084) 23,907 680,317 Downstream Chemical Products 17 257 (1,575) 1,344 20,784 Downstream Metal Products (26) (508) (2,134) (2,251) 50,138 Education and Knowledge Creation 366 7,556 18,154 85,763 694,426 Electric Power Generation and Transmission 0 312 (730) 110 (17,771) Environmental Services 0 (48) 159 1,333 29,816
Financial Services (7) 3,665 (5,427) 9,425 189,546
Fishing and Fishing Products 0 106 194 230 3,540
Food Processing and Manufacturing (5) 341 (2,764) 232 121,304 Footwear 0 (27) (177) 42 (2,814)
Forestry 0 10 6 1,249 10,593
Furniture (54) (119) (3,563) (4,725) 16,170
Hospitality and Tourism (169) (18,161) (22,036) (42,496) 534,384 Information Technology and Analytical Instruments (46) (1,418) 1,059 35,816 156,247 Insurance Services (449) (4,679) (2,681) (3,365) 99,160 Jewelry and Precious Metals 0 6 (247) (352) (2,439)
Leather and Related Products 0 (89) (591) (893) 1,001
Lighting and Electrical Equipment 5 (673) (2,430) (2,033) 39,092 Livestock Processing 0 (220) (614) (29) 22,520
Marketing, Design, and Publishing (21) 1,438 8,746 62,854 292,153 Medical Devices 10 1,290 (100) 3,012 24,694
Metal Mining 0 31 25 483 12,125
Metalworking Technology (0) (1,986) (2,921) (2,491) 13,090 Music and Sound Recording 0 4 1,076 1,804 8,856
Nonmetal Mining 0 (15) (41) 713 14,523
Oil and Gas Production and Transportation (8) (37) 724 (371) 21,350 Paper and Packaging 0 (557) (1,690) (2,914) (22,808)
Performing Arts 14 1,073 15,138 21,705 191,166
Plastics (17) (1,761) (2,962) (5,411) (9,148)
Printing Services (14) (1,555) (5,899) (12,094) (68,332) Production Technology and Heavy Machinery (49) (1,095) (2,247) 399 60,329 Recreational and Small Electric Goods 0 (335) (1,740) (2,718) 32,787 Textile Manufacturing (1) (732) (2,959) (3,832) (27,942) Tobacco 0 13 5 69 (3,833)
Trailers, Motor Homes, and Appliances 0 (68) (516) (701) 12,936 Transportation and Logistics (15) (248) 10,283 24,051 224,080 Upstream Chemical Products (5) 32 (33) 756 6,718
Upstream Metal Manufacturing 0 (751) (1,999) (3,064) (2,948) Video Production and Distribution 1 58 19,360 27,005 109,861 Vulcanized and Fired Materials 0 (606) (993) (1,577) (4,547) Water Transportation 0 (91) 4,070 3,960 3,979
Wood Products 0 (270) (899) 1,737 36,942
Local Commercial Services 39 24,094 9,115 117,858 961,344 Local Community and Civic Organizations 1,013 25,607 125,860 360,379 1,469,621 Local Education and Training 112 6,297 (3,122) 3,264 702,659 Local Entertainment and Media (51) (2,878) (8,896) (23,744) (43,250) Local Federal Government (16) (817) (283) (8,405) 64,855 Local Financial Services (1) (633) (3,552) 1,013 122,823 Local Food and Beverage Processing and Distribution (40) (3,335) (9,222) (16,977) (27,034) Local Government 38 1,992 14,855 48,615 332,533
Local Health Services 592 29,494 70,736 290,811 2,429,836 Local Hospitality Establishments 419 19,823 (52,430) (64,575) 2,309,306 Local Household Goods and Services (24) (2,589) (4,039) (2,166) 128,009 Local Industrial Products and Services 19 328 (3,839) (3,928) 22,233 Local Logistical Services 46 3,738 21,242 70,115 528,381 Local Motor Vehicle Products and Services (114) (3,806) (15,474) (23,557) 196,710 Local Personal Services (Non-Medical) 138 9,736 3,129 16,340 712,766 Local Real Estate, Construction, and Development 114 4,042 17,596 101,193 971,480 Local Retailing of Clothing and General Merchandise (65) (3,457) (5,915) (22,996) (134,607) Local State Government 19 1,038 1,149 13,183 (17,105)
Local Utilities (36) (1,376) (2,874) (6,181) (61,147)
Non-Cluster 36 2,432 (4,062) 2,579 146,479
Grand Total 1,576 87,763 129,945 1,255,828 16,343,029
Traded Total (663) (21,968) (20,031) 403,007 5,527,136
Local Total 2,203 107,299 154,037 850,242 10,669,414
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-7
Cluster Employment by Region (%), 2021-31
Cluster Cypress Orange
County L.A. County CA U.S.

Aerospace Vehicles and Defense -58.8% -35.9% 1.2% -1.1% 1.7% Agricultural Inputs and Services -50.1% -41.3% -9.4% 4.0% 7.7% Apparel -49.6% -38.1% -70.2% -55.8% -21.8%
Automotive -11.0% -2.3% -27.7% 20.5% 9.0%
Biopharmaceuticals -- -5.2% -0.5% 4.0% 10.3%
Business Services 10.7% 7.1% 3.3% 13.8% 15.5%
Coal Mining -- -- 187.6% 250.2% 1.7%
Communications Equipment and Services -6.6% -36.8% -8.7% -10.4% 2.5% Construction Products and Services 42.0% 2.5% 2.8% 2.8% 5.5% Distribution and Electronic Commerce -7.7% -5.0% -9.6% 3.0% 10.3% Downstream Chemical Products 7.3% 7.1% -17.2% 5.2% 7.4% Downstream Metal Products -40.5% -20.9% -28.2% -7.7% 10.7% Education and Knowledge Creation 18.1% 11.7% 8.2% 10.1% 10.4% Electric Power Generation and Transmission -- 17.9% -13.7% 0.6% -10.7% Environmental Services -- -3.5% 3.6% 8.9% 22.1%
Financial Services -7.1% 8.3% -10.9% 4.1% 8.6%
Fishing and Fishing Products -- 53.1% 29.8% 8.9% 5.3%
Food Processing and Manufacturing -8.8% 5.3% -9.2% 0.1% 9.9% Footwear -- -20.6% -43.0% 3.7% -18.2%
Forestry -- 40.6% 4.7% 21.0% 10.8%
Furniture -70.7% -2.9% -33.6% -15.5% 4.1%
Hospitality and Tourism -33.1% -41.5% -40.6% -17.1% 20.2% Information Technology and Analytical Instruments -18.9% -3.7% 3.2% 10.1% 10.9% Insurance Services -54.7% -36.2% -8.6% -2.9% 6.4%
Jewelry and Precious Metals -- 5.2% -13.6% -10.7% -10.5% Leather and Related Products -- -41.5% -25.5% -20.0% 2.4% Lighting and Electrical Equipment 1.0% -14.7% -38.6% -7.7% 12.3% Livestock Processing -- -67.1% -13.8% -0.1% 4.2%
Marketing, Design, and Publishing -9.9% 6.4% 10.2% 18.8% 16.2% Medical Devices 5.7% 8.3% -1.3% 5.8% 8.2%
Metal Mining -- 760.8% 197.3% 62.7% 26.3%
Metalworking Technology -2.4% -25.8% -20.2% -6.2% 3.0%
Music and Sound Recording -- 3.6% 17.3% 20.3% 24.2%
Nonmetal Mining -- -22.4% -10.4% 13.2% 14.3%
Oil and Gas Production and Transportation -100.0% -4.8% 10.9% -1.5% 4.2% Paper and Packaging -- -33.1% -27.3% -14.6% -6.4%
Performing Arts 26.4% 15.7% 24.3% 19.7% 32.0%
Plastics -54.3% -29.7% -25.6% -13.2% -1.4%
Printing Services -22.4% -24.1% -51.3% -33.5% -17.1%
Production Technology and Heavy Machinery -19.1% -17.3% -18.1% 0.7% 6.5% Recreational and Small Electric Goods 1.3% -9.7% -23.6% -11.0% 16.3% Textile Manufacturing -6.6% -47.8% -42.9% -37.1% -15.1% Tobacco -- 11.9% 19.5% 26.1% -34.0%
Trailers, Motor Homes, and Appliances -- -70.8% -31.7% -15.2% 7.6% Transportation and Logistics -9.4% -4.4% 12.5% 12.1% 10.3% Upstream Chemical Products -39.5% 7.2% -2.4% 11.0% 4.0% Upstream Metal Manufacturing -- -38.9% -31.3% -15.5% -0.8% Video Production and Distribution 9.9% 7.3% 16.6% 20.3% 31.5% Vulcanized and Fired Materials -- -35.3% -25.2% -12.4% -1.8% Water Transportation -- -23.9% 23.8% 12.3% 1.3%
Wood Products -- -18.2% -30.0% 6.6% 9.1%
Local Commercial Services 1.6% 13.8% 2.7% 9.5% 9.8%
Local Community and Civic Organizations 44.2% 37.8% 36.5% 35.4% 25.4% Local Education and Training 12.0% 8.6% -1.3% 0.3% 8.0% Local Entertainment and Media -28.8% -22.6% -20.4% -16.2% -3.3% Local Federal Government -4.4% -5.1% -0.4% -1.8% 1.3%
Local Financial Services -0.2% -1.7% -4.4% 0.3% 3.6%
Local Food and Beverage Processing and Distribution -9.7% -8.2% -6.4% -3.2% -0.6% Local Government 4.8% 4.8% 7.6% 6.8% 6.0%
Local Health Services 24.4% 16.2% 13.6% 15.4% 13.2%
Local Hospitality Establishments 16.1% 13.7% -16.1% -5.1% 18.7% Local Household Goods and Services -8.0% -11.2% -6.8% -0.8% 5.4% Local Industrial Products and Services 12.7% 3.6% -21.4% -6.6% 4.1% Local Logistical Services 14.4% 16.3% 19.8% 18.8% 17.6% Local Motor Vehicle Products and Services -18.0% -9.3% -13.5% -5.1% 4.1% Local Personal Services (Non-Medical) 15.6% 16.4% 2.5% 3.6% 17.0% Local Real Estate, Construction, and Development 5.5% 2.1% 5.2% 6.4% 7.5% Local Retailing of Clothing and General Merchandise -9.3% -8.1% -4.8% -4.9% -3.0% Local State Government 21.7% 21.8% 7.0% 5.8% -0.8%
Local Utilities -67.6% -17.9% -12.9% -6.0% -5.6%
Non-Cluster 14.4% 13.6% -3.5% 0.8% 8.2%
Grand Total 5.7% 4.9% 2.7% 6.6% 10.0%
Traded Total -7.1% -3.8% -1.3% 6.5% 10.7%
Local Total 12.1% 9.0% 4.8% 6.8% 9.7%
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-8
Shift Share Analysis, 2011-2021
Cypress Area
Cluster
Industrial
Mix Effect
National
Growth
Effect
Local
Share
Actual
Change
Aerospace Vehicles and Defense (38) 32 (29) (34)
Agricultural Inputs and Services (1) 3 (10) (9)
Apparel (25) 7 (3) (22)
Automotive 128 123 (535) (284)
Biopharmaceuticals 0 0 0 0
Business Services 257 132 (113) 276
Coal Mining 0 0 0 0
Communications Equipment and Services (3) 1 2 0
Construction Products and Services 0 0 UND 8
Distribution and Electronic Commerce 162 124 (394) (108) Downstream Chemical Products (7) 20 39 52
Downstream Metal Products 3 10 (38) (24)
Education and Knowledge Creation (120) 180 321 381
Electric Power Generation and Transmission 0 0 0 0
Environmental Services 0 0 0 0
Financial Services (4) 12 (16) (8)
Fishing and Fishing Products 0 0 0 0
Food Processing and Manufacturing 7 6 (7) 6
Footwear 0 0 0 0
Forestry 0 0 0 0
Furniture (7) 19 (115) (102)
Hospitality and Tourism (133) 70 (67) (130)
Information Technology and Analytical Instruments 35 29 (86) (22) Insurance Services (152) 201 (1,065) (1,015)
Jewelry and Precious Metals 0 0 0 0
Leather and Related Products 0 0 0 0
Lighting and Electrical Equipment (17) 42 36 62
Livestock Processing 0 0 0 0
Marketing, Design, and Publishing 36 25 (76) (15)
Medical Devices (11) 18 (1) 7
Metal Mining 0 0 0 0
Metalworking Technology (1) 1 5 5
Music and Sound Recording 0 0 0 0
Nonmetal Mining 0 0 0 0
Oil and Gas Production and Transportation (23) 6 (32) (48) Paper and Packaging 0 0 0 0
Performing Arts (1) 4 16 19
Plastics 2 5 (21) (14)
Printing Services (27) 9 (1) (19)
Production Technology and Heavy Machinery (26) 30 (20) (16) Recreational and Small Electric Goods (0) 2 (1) 0
Textile Manufacturing (6) 2 (6) (9)
Tobacco 0 0 0 0
Trailers, Motor Homes, and Appliances 0 0 0 0
Transportation and Logistics 1 15 8 24
Upstream Chemical Products (1) 1 4 4
Upstream Metal Manufacturing 0 0 0 0
Video Production and Distribution 1 1 2 4
Vulcanized and Fired Materials 0 0 0 0
Water Transportation 0 0 0 0
Wood Products 0 0 0 0
Local Commercial Services 73 257 (180) 150
Local Community and Civic Organizations 155 69 1,434 1,658 Local Education and Training (79) 90 96 108
Local Entertainment and Media (100) 31 (40) (109)
Local Federal Government (48) 39 6 (2)
Local Financial Services 34 42 24 99
Local Food and Beverage Processing and Distribution (8) 42 (14) 20 Local Government (83) 87 4 8
Local Health Services 35 178 590 803
Local Hospitality Establishments (8) 247 110 349
Local Household Goods and Services 0 33 (26) 6
Local Industrial Products and Services (27) 15 30 19
Local Logistical Services 54 22 41 118
Local Motor Vehicle Products and Services 10 72 (110) (28) Local Personal Services (Non-Medical) 18 70 152 241
Local Real Estate, Construction, and Development 265 169 99 533 Local Retailing of Clothing and General Merchandise (141) 86 (30) (85) Local State Government (9) 7 27 24
Local Utilities (16) 9 (18) (26)
Non-Cluster (71) 31 2 (37)
Note : UND = Undefined
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-9
Shift Share Analysis, 2011-2021
Orange County
Cluster
Industrial
Mix Effect
National
Growth
Effect
Local
Share
Actual
Change
Aerospace Vehicles and Defense (1,948) 1,654 (3,214) (3,508) Agricultural Inputs and Services (180) 388 (1,629) (1,421) Apparel (2,082) 572 419 (1,091)
Automotive 352 339 (478) 212
Biopharmaceuticals 520 466 (757) 229
Business Services 23,871 12,296 (8,182) 27,985
Coal Mining 0 0 0 0
Communications Equipment and Services (2,621) 715 (838) (2,744) Construction Products and Services 391 619 738 1,748
Distribution and Electronic Commerce 10,731 8,178 (16,427) 2,481 Downstream Chemical Products (103) 279 902 1,078
Downstream Metal Products 129 364 (1,394) (901)
Education and Knowledge Creation (4,544) 6,799 (71) 2,184 Electric Power Generation and Transmission (643) 302 (679) (1,020) Environmental Services 131 119 20 270
Financial Services (1,122) 3,721 7,335 9,935
Fishing and Fishing Products (10) 4 171 165
Food Processing and Manufacturing 708 571 (65) 1,214
Footwear (33) 12 37 17
Forestry (3) 3 (4) (4)
Furniture (144) 420 (23) 252
Hospitality and Tourism (10,667) 5,633 (2,707) (7,741)
Information Technology and Analytical Instruments 4,257 3,603 (2,737) 5,122 Insurance Services (1,761) 2,335 (9,000) (8,427)
Jewelry and Precious Metals (41) 10 54 24
Leather and Related Products (37) 50 (251) (238)
Lighting and Electrical Equipment (185) 454 154 424
Livestock Processing (37) 81 (452) (408)
Marketing, Design, and Publishing 2,697 1,911 235 4,843 Medical Devices (865) 1,458 1,634 2,227
Metal Mining (0) 0 1 1
Metalworking Technology (1,238) 1,016 (1,355) (1,578)
Music and Sound Recording 17 9 5 31
Nonmetal Mining 1 13 (65) (51)
Oil and Gas Production and Transportation (528) 142 (141) (526) Paper and Packaging (563) 310 (902) (1,155)
Performing Arts (91) 572 1,118 1,600
Plastics 353 795 (2,481) (1,332)
Printing Services (3,105) 1,028 (879) (2,956)
Production Technology and Heavy Machinery (667) 777 (888) (778) Recreational and Small Electric Goods (47) 431 (886) (502) Textile Manufacturing (779) 263 (357) (873)
Tobacco 0 0 UND 109
Trailers, Motor Homes, and Appliances 124 42 (456) (289) Transportation and Logistics 57 604 (612) 48
Upstream Chemical Products (23) 31 147 155
Upstream Metal Manufacturing (536) 319 (767) (985)
Video Production and Distribution 74 78 (65) 87
Vulcanized and Fired Materials (273) 271 (760) (762)
Water Transportation (13) 50 (110) (73)
Wood Products 135 165 (325) (25)
Local Commercial Services 4,063 14,369 24,761 43,193
Local Community and Civic Organizations 7,793 3,466 24,759 36,018 Local Education and Training (6,195) 7,124 7,066 7,994
Local Entertainment and Media (6,882) 2,159 (2,306) (7,028) Local Federal Government (2,256) 1,842 (310) (723)
Local Financial Services 2,741 3,392 1,228 7,361
Local Food and Beverage Processing and Distribution (787) 4,124 (596) 2,741 Local Government (4,332) 4,534 125 327
Local Health Services 3,063 15,740 19,439 38,242
Local Hospitality Establishments (447) 14,495 (2,354) 11,694 Local Household Goods and Services 16 2,385 (1,175) 1,225 Local Industrial Products and Services (1,841) 1,024 500 (317) Local Logistical Services 4,315 1,764 711 6,790
Local Motor Vehicle Products and Services 578 4,143 (1,815) 2,906 Local Personal Services (Non-Medical) 1,230 4,692 10,685 16,607 Local Real Estate, Construction, and Development 25,778 16,435 (1,084) 41,128 Local Retailing of Clothing and General Merchandise (8,167) 4,971 491 (2,705) Local State Government (514) 374 1,472 1,332
Local Utilities (1,707) 895 314 (497)
Non-Cluster (5,325) 2,359 (781) (3,747)
Note : UND = Undefined
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-10
Shift Share Analysis, 2011-2021
L.A. County
Cluster
Industrial
Mix Effect
National
Growth
Effect
Local
Share
Actual
Change
Aerospace Vehicles and Defense (7,683) 6,524 (525) (1,684) Agricultural Inputs and Services (325) 701 (1,424) (1,048) Apparel (19,121) 5,254 (11,520) (25,387)
Automotive 1,070 1,030 (2,578) (478)
Biopharmaceuticals 825 738 (219) 1,344
Business Services 50,485 26,005 (46,375) 30,116
Coal Mining 0 0 UND 4
Communications Equipment and Services (5,769) 1,573 2,152 (2,044) Construction Products and Services 797 1,260 808 2,865
Distribution and Electronic Commerce 27,689 21,101 (43,161) 5,629 Downstream Chemical Products (424) 1,146 (2,021) (1,298) Downstream Metal Products 333 938 (2,280) (1,009)
Education and Knowledge Creation (14,985) 22,421 9,393 16,829 Electric Power Generation and Transmission (1,068) 502 1,305 739 Environmental Services 554 501 (1,230) (175)
Financial Services (2,021) 6,704 (16,110) (11,427)
Fishing and Fishing Products (147) 55 234 143
Food Processing and Manufacturing 4,108 3,309 (7,526) (110) Footwear (212) 79 (178) (311)
Forestry (17) 15 (16) (18)
Furniture (488) 1,417 (3,295) (2,365)
Hospitality and Tourism (16,958) 8,955 (19,658) (27,661) Information Technology and Analytical Instruments 3,572 3,024 (842) 5,754 Insurance Services (2,354) 3,120 1,954 2,721
Jewelry and Precious Metals (822) 208 520 (94)
Leather and Related Products (193) 260 (128) (60)
Lighting and Electrical Equipment (376) 925 (2,717) (2,168) Livestock Processing (253) 550 (866) (570)
Marketing, Design, and Publishing 10,842 7,683 (2,786) 15,740 Medical Devices (480) 809 (125) 204
Metal Mining (1) 2 (4) (4)
Metalworking Technology (2,210) 1,813 (1,712) (2,109)
Music and Sound Recording 997 526 (110) 1,413
Nonmetal Mining 3 50 (110) (57)
Oil and Gas Production and Transportation (3,308) 891 943 (1,475) Paper and Packaging (1,466) 808 (533) (1,192)
Performing Arts (875) 5,521 7,137 11,784
Plastics 647 1,457 (3,866) (1,762)
Printing Services (5,660) 1,873 (1,855) (5,642)
Production Technology and Heavy Machinery (1,430) 1,665 (3,037) (2,802) Recreational and Small Electric Goods (97) 885 (1,494) (706) Textile Manufacturing (3,236) 1,093 (957) (3,100)
Tobacco (1) 0 23 22
Trailers, Motor Homes, and Appliances 496 168 (571) 92
Transportation and Logistics 595 6,364 16,841 23,801
Upstream Chemical Products (100) 135 93 127
Upstream Metal Manufacturing (1,510) 897 (1,197) (1,810) Video Production and Distribution 13,257 14,103 (39,894) (12,534) Vulcanized and Fired Materials (465) 462 (276) (279)
Water Transportation (471) 1,772 (425) 876
Wood Products 306 375 (1,113) (432)
Local Commercial Services 9,508 33,623 (8,523) 34,608
Local Community and Civic Organizations 27,426 12,198 193,271 232,896 Local Education and Training (23,180) 26,655 (233) 3,242 Local Entertainment and Media (21,267) 6,673 (2,891) (17,484) Local Federal Government (9,016) 7,364 1,992 340
Local Financial Services 6,741 8,341 (11,053) 4,029
Local Food and Beverage Processing and Distribution (2,914) 15,270 (8,522) 3,833 Local Government (20,174) 21,116 642 1,585
Local Health Services 9,323 47,905 25,058 82,285
Local Hospitality Establishments (1,117) 36,240 (40,829) (5,706) Local Household Goods and Services 46 6,929 (10,742) (3,767) Local Industrial Products and Services (4,569) 2,541 (3,278) (5,306) Local Logistical Services 18,980 7,761 9,685 36,426
Local Motor Vehicle Products and Services 1,827 13,108 (19,831) (4,895) Local Personal Services (Non-Medical) 3,338 12,730 (7,265) 8,803 Local Real Estate, Construction, and Development 46,612 29,718 (7,135) 69,196 Local Retailing of Clothing and General Merchandise (24,274) 14,776 (2,780) (12,278) Local State Government (2,052) 1,495 3,249 2,692
Local Utilities (6,132) 3,217 (4,179) (7,094)
Non-Cluster (41,447) 18,358 (29,338) (52,427)
Note : UND = Undefined
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT
Table A-11
Shift Share Analysis, 2011-2021
California
Cluster
Industrial
Mix Effect
National
Growth
Effect
Local
Share
Actual
Change
Aerospace Vehicles and Defense (13,844) 11,756 (8) (2,095) Agricultural Inputs and Services (21,102) 45,516 1,233 25,648 Apparel (24,428) 6,712 (10,352) (28,067)
Automotive 3,097 2,981 11,743 17,821
Biopharmaceuticals 5,288 4,734 (5,315) 4,708
Business Services 211,989 109,196 (8,260) 312,925
Coal Mining (112) 18 (51) (145)
Communications Equipment and Services (28,477) 7,765 (951) (21,663) Construction Products and Services 3,747 5,927 3,561 13,234 Distribution and Electronic Commerce 91,242 69,531 (8,247) 152,526 Downstream Chemical Products (907) 2,455 1,912 3,460
Downstream Metal Products 1,115 3,136 (3,838) 413
Education and Knowledge Creation (56,786) 84,963 46,727 74,904 Electric Power Generation and Transmission (4,734) 2,223 (63) (2,574) Environmental Services 1,647 1,490 (1,798) 1,339
Financial Services (7,302) 24,217 (9,109) 7,806
Fishing and Fishing Products (821) 310 252 (259)
Food Processing and Manufacturing 20,049 16,148 (13,272) 22,925 Footwear (390) 145 56 (189)
Forestry (654) 586 658 589
Furniture (1,201) 3,489 (3,723) (1,436)
Hospitality and Tourism (73,632) 38,883 (71,777) (106,526) Information Technology and Analytical Instruments 34,681 29,356 23,032 87,069 Insurance Services (10,419) 13,813 (12,089) (8,695)
Jewelry and Precious Metals (1,548) 392 881 (276)
Leather and Related Products (371) 501 (248) (118)
Lighting and Electrical Equipment (1,208) 2,971 (2,486) (724) Livestock Processing (1,107) 2,403 (1,084) 212
Marketing, Design, and Publishing 34,484 24,437 52,700 111,621 Medical Devices (3,093) 5,215 2,241 4,362
Metal Mining (52) 63 187 198
Metalworking Technology (5,508) 4,519 (228) (1,217)
Music and Sound Recording 1,452 766 (317) 1,901
Nonmetal Mining 34 520 71 625
Oil and Gas Production and Transportation (16,015) 4,312 (3,585) (15,288) Paper and Packaging (4,425) 2,437 (315) (2,303)
Performing Arts (1,753) 11,064 (125) 9,187
Plastics 2,010 4,522 (6,901) (369)
Printing Services (15,836) 5,242 (1,268) (11,862)
Production Technology and Heavy Machinery (5,100) 5,938 (1,394) (556) Recreational and Small Electric Goods (331) 3,019 (5,474) (2,786) Textile Manufacturing (5,026) 1,697 (1,856) (5,185)
Tobacco (18) 5 228 216
Trailers, Motor Homes, and Appliances 1,212 411 (762) 861 Transportation and Logistics 1,595 17,045 23,889 42,528 Upstream Chemical Products (460) 618 1,040 1,197
Upstream Metal Manufacturing (4,523) 2,686 (2,907) (4,743) Video Production and Distribution 14,882 15,832 (42,538) (11,824) Vulcanized and Fired Materials (1,546) 1,537 (1,305) (1,314) Water Transportation (868) 3,265 (169) 2,228
Wood Products 1,816 2,225 1,931 5,971
Local Commercial Services 32,886 116,297 34,289 183,472 Local Community and Civic Organizations 98,693 43,895 475,127 617,715 Local Education and Training (85,993) 98,884 20,925 33,816 Local Entertainment and Media (73,192) 22,967 (13,573) (63,799) Local Federal Government (63,793) 52,107 (5,741) (17,427) Local Financial Services 24,154 29,887 (14,438) 39,603
Local Food and Beverage Processing and Distribution (10,243) 53,668 (4,653) 38,773 Local Government (72,857) 76,261 12,348 15,752
Local Health Services 33,216 170,685 127,420 331,321
Local Hospitality Establishments (4,274) 138,713 (132,918) 1,521 Local Household Goods and Services 199 29,698 (16,393) 13,504 Local Industrial Products and Services (14,267) 7,935 (6,777) (13,109) Local Logistical Services 65,730 26,879 33,606 126,216
Local Motor Vehicle Products and Services 6,640 47,634 (25,570) 28,704 Local Personal Services (Non-Medical) 11,947 45,566 (20,646) 36,867 Local Real Estate, Construction, and Development 202,037 128,814 69,216 400,066 Local Retailing of Clothing and General Merchandise (92,192) 56,120 (9,267) (45,340) Local State Government (32,169) 23,433 23,704 14,967
Local Utilities (24,442) 12,822 (2,258) (13,878)
Non-Cluster (99,812) 44,211 (42,417) (98,019)
Note : UND = Undefined
Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG.

DRAFT

APPENDIX B
Local-Oriented Business Sector
Narrative Definitions
DRAFT
B-1
Appendix B – Descriptions of Local Clusters (from U.S. Cluster Mapping Project) Local Commercial Services. This cluster contains local professional establishments that provide legal services, accounting services, temporary help, and office administrative activities. This cluster also contains building support and security services, commercial printing and signmaking, professional laundry services (including drycleaning), testing laboratories, and office supply stores.

Local Community and Civic Organizations. Establishments in this cluster primarily consist of local social service organizations such as community food and housing services and advocacy organizations. This cluster also contains grantmaking foundations, business associations, and political and religious organizations.

Local Education and Training. Establishments in this cluster include local educational institutions. These include schools for elementary and secondary education, technical and vocational training, fine arts instruction, as well as automobile driving.

Local Entertainment and Media. Establishments in this cluster primarily sell or otherwise distribute various media locally. The cluster includes newspaper publishers, radio and TV broadcasting stations, and movie theaters. It also contains local retail establishments that sell or rent books, music, movies, sport and hobby goods, and electronics.

Local Financial Services. This cluster contains local establishments that facilitate financial transactions for both businesses and individuals, such as deposit-taking institutions, third-party administrative services for pension and welfare funds, insurance agencies, tax preparation services, and payment collection agencies.

Local Food and Beverage Processing and Distribution. This cluster contains firms that sell food and beverages at the wholesale and retail levels. Products sold include meat, seafood, fruit and vegetables, general groceries, tobacco, alcoholic beverages, and specialty foods. The cluster also includes related distribution methods such as vending and direct selling.

Local Health Services. Firms in this cluster include local health care establishments and services such as hospitals, medical laboratories, home and residential care, and funeral services and crematories. This cluster also includes pharmacies and optical goods retail stores.

Local Hospitality Establishments. Establishments in this cluster primarily consist of local hospitality establishments that serve food and beverages (alcoholic and non-alcoholic), as well as recreational facilities including country clubs, fitness clubs, and bowling centers. This cluster also contains gift and souvenir retail stores.

Local Household Goods and Services. This cluster contains local establishments and services designed to support individual households such as landscape services, electronics repair, as well as retail stores for appliances, hardware, gardening, and furniture.

Local Industrial Products and Services. This cluster primarily consists of firms that provide maintenance, wholesaling, and distribution for local industrial goods and services. This cluster also includes consumer rental and leasing for electronics, appliances, and general equipment.

DRAFT
B-2
Local Logistical Services. This cluster primarily contains establishments that offer local passenger transportation and local transportation of freight and goods, including moving companies and couriers.

This cluster also includes local storage facilities, truck and RV leasing, and passenger car rental services.

Local Motor Vehicle Products and Services. Establishments in this cluster consist of local motor vehicle wholesalers and dealers, as well as auto repair services, gas stations, parking lots, car washes, and vehicle towing.

Local Personal Services (Non-Medical). Establishments in this cluster provide local personal services including self-service laundry, hair care, photofinishing, repair services, and child care. This cluster also contains pet stores and retail stores for certain personal merchandise such as cosmetics.

Local Real Estate, Construction, and Development. Establishments in this cluster primarily provide local real estate services, general contracting, and specialty contracting for the building, purchasing, and renting of homes and related local infrastructure. This cluster also contains firms that support land development, concrete manufacturing, highway and street construction, as well as building equipment distribution.

Local Retailing of Clothing and General Merchandise. This cluster consists of local retail stores, department stores, and warehouse clubs that sell apparel, jewelry, luggage, sewing supplies, and general merchandise.

Local Utilities. Establishments in this cluster provide local communications services, energy distribution, as well as sanitary services for sewage and waste treatment.

DRAFT

APPENDIX C
Export-Oriented Business Sector
Narrative Descriptions
DRAFT
C-1
Appendix C – Descriptions of Traded Clusters (from U.S. Cluster Mapping Project)
Aerospace Vehicles and Defense. Establishments in this cluster manufacture aircraft, space vehicles, guided missiles, and related parts. This cluster also contains firms that manufacture the necessary search and navigation equipment used by these products.

Agricultural Inputs and Services. This cluster includes establishments primarily engaged in farming and related services. Farming includes soil preparation, planting, cultivatation, harvest, fertilizer creation, and post- harvest activities. It also includes services that supply farm labor, support for animal production, and additional operations management.

Apparel. establishments in this cluster are focused on manufacturing clothing and fabric accessories (for example, hats, gloves, and neckties) for men, women, and children.

Automotive. This cluster includes establishments along the value chain that are necessary for manufacturing cars, trucks, and other motorized land-based transportation equipment (other than motorcycles). This includes metal mills and foundries, manufacturers of metal automotive parts, and manufacturers of completed automobiles.

Biopharmaceuticals. Establishments in this cluster produce complex chemical and biological substances used in medications, vaccines, diagnostic tests, and similar medical applications.

Business Services. Firms in this cluster include establishments and services primarily designed to support other aspects of a business or to assist unrelated companies. This includes corporate headquarters. Professional services such as consulting, legal services, facilities support services, computer services, engineering and architectural services, and placement services. All for-hire ground passenger transportation services are also present in this cluster.

Coal Mining. This cluster includes establishments that mine coal and provide services to support coal mining.

Communications Equipment and Services. This cluster involves goods and services used for communications. This includes cable, wireless, and satellite services, as well as telephone, broadcasting, and wireless communications equipment.

Construction Products and Services. The establishments in this cluster supply construction materials, components, products, and services. Construction materials and components include those made of sand, stone, gravel, asphalt, cement, concrete, and other earthen substances. Construction products include pipes and heat exchangers. Construction services include the construction of pipelines for water, sewers, oil and gas, power, and communication, as well as building services for homes and industrial buildings.

Distribution and Electronic Commerce. This cluster consists primarily of traditional wholesalers as well as mail order houses and electronic merchants. The companies in this cluster mostly buy, hold, and distribute a wide range of products such as apparel, food, chemicals, gasses, minerals, farm materials, machinery, and other merchandise. The cluster also contains firms that support distribution and electronic commerce operations, including packaging, labeling, and equipment rental and leasing.

DRAFT
C-2
Downstream Chemical Products. Establishments in this cluster manufacture complex chemical products for end users. These products include adhesives, beauty products, soaps, cleaners, film processing chemicals, dyes, paints, explosives, and lubricating oils.

Downstream Metal Products. This cluster contains establishments that manufacture metal containers, prefabricated metal structures, and end user metal products. These end user products include ammunition, kitchenware, hardware, metal bathroom fixtures, and similar metal products used in home finishing such as doors, windows and ornamentation.

Education and Knowledge Creation. This cluster contains all educational and training institutions, as well as related supporting establishments. It also includes research and development institutions in biotechnology, physical sciences, engineering, life sciences, and social sciences.

Electric Power Generation and Transmission. This cluster contains establishments primarily engaged in generating and distributing electric power. This includes power generated from alternative energy sources such as hydroelectric power, nuclear electric power, and solar and wind generated electric power.

Environmental Services. This cluster contains establishments primarily engaged in collection, treatment, processing, and disposal of hazardous and non-hazardous waste.

Financial Services. This cluster contains establishments involved in aiding the transaction and growth of financial assets for businesses and individuals. These firms include securities brokers, dealers, and exchanges; credit institutions; and financial investment support. Insurance firms are located in a separate Insurance cluster.

Fishing and Fishing Products. Establishments in this cluster are engaged primarily in catching fish and other seafood and processing the catch for consumption.

Food Processing and Manufacturing. This cluster includes firms involved in the processing of raw food materials and the manufacturing of downstream food products for end users. This includes millers and refineries of rice, flour, corn, sugar, and oilseeds. These upstream products contribute in part to producing specialty foods, animal foods, baked goods, candies, teas, coffees, beers, wines, other beverages, meats, packaged fruits and vegetables, and processed dairy products.

Footwear. Establishments in this cluster are those that manufacture men’s and women’s shoes, boots, slippers, and other footwear. This cluster also contains the upstream leather used in making footwear.

Forestry. Establishments in this cluster are those that involve growing and harvesting trees. It also includes support services for these activities.

Furniture. This cluster contains establishments that manufacture furniture, cabinets, and shelving for residential homes and offices. It also includes establishments that produce manufactured homes. The products in this cluster can be made of wood, metal, plastic, and/or textiles.

Hospitality and Tourism. This cluster contains establishments related to hospitality and tourism services and venues. This includes sport venues, casinos, museums, and other attractions. It also includes hotels and other accommodations, transportation, and services related to recreational travel such as reservation services and tour operators.

DRAFT
C-3
Information Technology and Analytical Instruments. This cluster consists of information technology and analytical products such as computers, software, audio visual equipment, laboratory instruments, and medical apparatus. The cluster also includes the standard and precision electronics used by these products (for example, circuit boards and semiconductor devices).

Insurance Services. This cluster consists of firms providing a range of insurance types, as well as support services such as reinsurance and claims adjustment.

Jewelry and Precious Metals. Establishments in this cluster manufacture jewelry, silverware, and fine tableware. This cluster also includes the upstream manufacture of jewelry parts and the processing of gemstones.

Leather and Related Products. This cluster consists of manufacturers of luggage and handbags made of leather and fabric. It also includes producers of personal and assorted other leather goods, as well as mills that produce textile bags and related products made from canvas.

Lighting and Electrical Equipment. This cluster contains firms involved in the manufacture of electrical equipment and electronic components. The companies in this cluster manufacture wire for communications, wiring devices, fiber optic cables, switchboards, lighting fixtures, motors, transformers, and related products.

Livestock Processing. This cluster contains establishments engaged in processing meat from livestock and livestock wholesaling.

Marketing, Design and Publishing. This cluster consists of establishments involved in design services (physical and graphical), marketing (including advertising creation, marketing research, media buying, and public relations), and publishing (both in hard copy and on the internet).

Medical Devices. Establishments in this cluster primarily manufacture surgical, medical, dental, optical, ophthalmic, and veterinary instruments and supplies.

Metal Mining. Establishments in this cluster mine various metals including iron, gold, silver, lead, copper, and uranium. It also includes firms involved in supporting metal mining activities.

Metalworking Technology. The establishments in this cluster manufacture machine tools and process metal for use in metal working. The cluster also contains the downstream manufacture of metal fasteners and hand tools.

Music and Sound Recording. Establishments in this cluster are primarily involved in the production and distribution of music and other sound recordings.

Nonmetal Mining. Establishments in this cluster mine earthen materials other than metals. This includes stone, granite, sand, clay, borate, and other minerals. The cluster also includes support for the nonmetal mining activities.

Oil and Gas Production and Transportation. This cluster includes firms involved in locating, extracting, refining, and transporting oil and gas. This includes companies that manufacture the equipment necessary to extract oil and gas, as well as companies that provide support services for oil and gas operations and pipeline transport.

DRAFT
C-4
Paper and Packaging. This cluster contains the paper mills and manufacturers of paper products used for shipping, packaging, containers, office supplies, personal products, and similar products.

Performing Arts. This cluster contains services that produce, promote, and support live artistic performances. Live performances include those by theater companies, dance troupes, musicians, and independent artists.

Plastics. Establishments in this cluster manufacture plastic materials, components, and products. The plastics and foams are manufactured for packaging, pipes, floor coverings, and related plastic products.

The cluster also includes the upstream manufacturing of plastic materials and resins, as well as the industrial machines used to manufacture plastics.

Printing Services. Establishments in this cluster are primarily engaged in commercial printing, digital printing, and binding. The cluster includes upstream products and services necessary for printing (for example, ink and prepress services). It also includes end products such as books, greeting cards, business forms, and related goods.

Production Technology and Heavy Machinery. Establishments in this cluster primarily manufacture machines designed to produce parts and devices used in the production of downstream products.

This cluster also includes end use heavy machinery such as air and material handling equipment. The machines are used for industrial, agricultural, construction, commercial industry, and related purposes.

Recreational and Small Electronics Goods. This cluster contains establishments that manufacture end use products for recreational and decorative purposes. These products include games, toys, bicycles, motorcycles, musical instruments, sporting goods, art supplies, office supplies, shades, and home accessories. This cluster also incorporates firms that produce small, simple electric goods like hairdryers, fans, and office machinery.

Textile Manufacturing.This cluster contains textile mills that primarily produce and finish fabrics for clothing, carpets, upholstery, and similar uses. The textiles include yarn, thread, fibers, hosiery, knits, and other specialty fabrics.

Tobacco. The establishments in this cluster manufacture cigarettes and other tobacco products. This also includes upstream tobacco leaf processing.

Trailers, Motor Homes and Appliances. This cluster includes establishments that manufacture trailers, campers, and motor homes, as well as major household appliances.

Transportation and Logistics. This cluster contains all air, rail, bus, and freight transportation services.

It also includes related operation services and support activities such as inspections, maintenance, repairs, security, and loading/unloading.

Upstream Chemical Products. This cluster consists of firms that manufacture basic organic and inorganic chemicals and gases. The chemicals are usually separate elements that could be used as inputs for more complex downstream chemical products.

DRAFT
C-5
Upstream Metal Manufacturing. The establishments in this cluster manufacture upstream metal products such as pipes, tubes, metal closures, wires, springs, and related products. The cluster includes iron and steel mills and foundries, as well as related metal processing techniques.

Video Production and Distribution. The establishments in this cluster are primarily involved with the production and distribution of motion pictures and other video. This includes specialized viewing venues such as drive-in theaters.

Vulcanized and Fired Materials. This cluster contains firms that manufacture construction and other materials out of earthen substances such as clay, sand, and rubber at extremely high temperatures.

The production processes create goods made of tile, brick, ceramic, glass, and rubber (including refractories and tires).

Water Transportation. This cluster contains all establishments involved in transporting people and goods over water. The cluster includes boat building, transportation, operations, and other support services.

Wood Products. The establishments in this cluster are primarily engaged in making upstream wood materials and manufacturing non-furniture wood products. Upstream establishments include sawmills, plywood and hardwood manufacturers, cut stock manufacturers, and wood preservation services.

Downstream establishments produce windows, doors, flooring, wood containers, prefabricated wood buildings, and related products.

DRAFT

APPENDIX D
Business Sector
NAICS Component Industries
DRAFT
Table D-1
Component Industries for Cluster
U.S. Cluster Mapping Project
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
111000 1 Crop Production Traded Agricultural Inputs and Services 112000 1 Animal Production and Aquaculture Traded Agricultural Inputs and Services 113110 Timber Tract Operations Traded Forestry
113210 Forest Nurseries and Gathering of Forest Products Traded Forestry 113310 Logging Traded Forestry
114111 Finfish Fishing Traded Fishing and Fishing Products 114112 Shellfish Fishing Traded Fishing and Fishing Products 114119 Other Marine Fishing Traded Fishing and Fishing Products 114210 Hunting and Trapping Traded Hospitality and Tourism 115111 Cotton Ginning Traded Agricultural Inputs and Services 115112 Soil Preparation, Planting, and Cultivating Traded Agricultural Inputs and Services 115113 Crop Harvesting, Primarily by Machine Traded Agricultural Inputs and Services 115114 Postharvest Crop Activities (except Cotton Ginning) Traded Agricultural Inputs and Services 115115 Farm Labor Contractors and Crew Leaders Traded Agricultural Inputs and Services 115116 Farm Management Services Traded Agricultural Inputs and Services 115210 Support Activities for Animal Production Traded Agricultural Inputs and Services 115310 Support Activities for Forestry Traded Forestry
211120 2 Crude Petroleum Extraction Traded Oil and Gas Production and Transportation 211130 2 Natural Gas Extraction Traded Oil and Gas Production and Transportation 212111 Bituminous Coal and Lignite Surface Mining Traded Coal Mining 212112 Bituminous Coal Underground Mining Traded Coal Mining 212113 Anthracite Mining Traded Coal Mining
212210 Iron Ore Mining Traded Metal Mining
212221 Gold Ore Mining Traded Metal Mining
212222 Silver Ore Mining Traded Metal Mining
212230 2 Copper, Nickel, Lead, and Zinc Mining Traded Metal Mining 212291 Uranium-Radium-Vanadium Ore Mining Traded Metal Mining 212299 All Other Metal Ore Mining Traded Metal Mining
212311 Dimension Stone Mining and Quarrying Traded Nonmetal Mining 212312 Crushed and Broken Limestone Mining and Quarrying Traded Nonmetal Mining 212313 Crushed and Broken Granite Mining and Quarrying Traded Nonmetal Mining 212319 Other Crushed and Broken Stone Mining and Quarrying Traded Nonmetal Mining 212321 Construction Sand and Gravel Mining Traded Nonmetal Mining 212322 Industrial Sand Mining Traded Nonmetal Mining
212324 Kaolin and Ball Clay Mining Traded Nonmetal Mining 212325 Clay and Ceramic and Refractory Minerals Mining Traded Nonmetal Mining 212391 Potash, Soda, and Borate Mineral Mining Traded Nonmetal Mining 212392 Phosphate Rock Mining Traded Nonmetal Mining
212393 Other Chemical and Fertilizer Mineral Mining Traded Nonmetal Mining 212399 All Other Nonmetallic Mineral Mining Traded Nonmetal Mining 213111 Drilling Oil and Gas Wells Traded Oil and Gas Production and Transportation 213112 Support Activities for Oil and Gas Operations Traded Oil and Gas Production and Transportation 213113 Support Activities for Coal Mining Traded Coal Mining D-1
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
213114 Support Activities for Metal Mining Traded Metal Mining 213115 Support Activities for Nonmetallic Minerals (except Fuels) Mining Traded Nonmetal Mining 221111 Hydroelectric Power Generation Traded Electric Power Generation and Transmission 221112 Fossil Fuel Electric Power Generation Traded Electric Power Generation and Transmission 221113 Nuclear Electric Power Generation Traded Electric Power Generation and Transmission 221114 Solar Electric Power Generation Traded Electric Power Generation and Transmission 221115 Wind Electric Power Generation Traded Electric Power Generation and Transmission 221116 Geothermal Electric Power Generation Traded Electric Power Generation and Transmission 221117 Biomass Electric Power Generation Traded Electric Power Generation and Transmission 221118 Other Electric Power Generation Traded Electric Power Generation and Transmission 221121 Electric Bulk Power Transmission and Control Traded Electric Power Generation and Transmission 221122 Electric Power Distribution Local Local Utilities 221210 Natural Gas Distribution Local Local Utilities
221310 Water Supply and Irrigation Systems Traded Construction Products and Services 221320 Sewage Treatment Facilities Local Local Utilities 221330 Steam and Air-Conditioning Supply Traded Construction Products and Services 236115 New Single-Family Housing Construction (except For-Sale Builders) Local Local Real Estate, Construction, and Development 236116 New Multifamily Housing Construction (except For-Sale Builders) Local Local Real Estate, Construction, and Development 236117 New Housing For-Sale Builders Local Local Real Estate, Construction, and Development 236118 Residential Remodelers Local Local Real Estate, Construction, and Development 236210 Industrial Building Construction Traded Construction Products and Services 236220 Commercial and Institutional Building Construction Local Local Real Estate, Construction, and Development 237110 Water and Sewer Line and Related Structures Construction Local Local Real Estate, Construction, and Development 237120 Oil and Gas Pipeline and Related Structures Construction Traded Construction Products and Services 237130 Power and Communication Line and Related Structures Construction Traded Construction Products and Services 237210 Land Subdivision Local Local Real Estate, Construction, and Development 237310 Highway, Street, and Bridge Construction Local Local Real Estate, Construction, and Development 237990 Other Heavy and Civil Engineering Construction Traded Construction Products and Services 238110 Poured Concrete Foundation and Structure Contractors Local Local Real Estate, Construction, and Development 238120 Structural Steel and Precast Concrete Contractors Local Local Real Estate, Construction, and Development 238130 Framing Contractors Local Local Real Estate, Construction, and Development 238140 Masonry Contractors Local Local Real Estate, Construction, and Development 238150 Glass and Glazing Contractors Local Local Real Estate, Construction, and Development 238160 Roofing Contractors Local Local Real Estate, Construction, and Development 238170 2 Siding Contractors Local Local Real Estate, Construction, and Development 238190 Other Foundation, Structure, and Building Exterior Contractors Local Local Real Estate, Construction, and Development 238210 Electrical Contractors and Other Wiring Installation Contractors Local Local Real Estate, Construction, and Development 238220 Plumbing, Heating, and Air-Conditioning Contractors Local Local Real Estate, Construction, and Development 238290 Other Building Equipment Contractors Local Local Real Estate, Construction, and Development 238310 Drywall and Insulation Contractors Local Local Real Estate, Construction, and Development 238320 Painting and Wall Covering Contractors Local Local Real Estate, Construction, and Development 238330 Flooring Contractors Local Local Real Estate, Construction, and Development 238340 Tile and Terrazzo Contractors Local Local Real Estate, Construction, and Development 238350 Finish Carpentry Contractors Local Local Real Estate, Construction, and Development 238390 Other Building Finishing Contractors Local Local Real Estate, Construction, and Development 238910 Site Preparation Contractors Local Local Real Estate, Construction, and Development 238990 All Other Specialty Trade Contractors Local Local Real Estate, Construction, and Development 311111 Dog and Cat Food Manufacturing Traded Food Processing and Manufacturing D-2
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
311119 Other Animal Food Manufacturing Traded Food Processing and Manufacturing 311211 Flour Milling Traded Food Processing and Manufacturing 311212 Rice Milling Traded Food Processing and Manufacturing 311213 Malt Manufacturing Traded Food Processing and Manufacturing 311221 Wet Corn Milling Traded Food Processing and Manufacturing 311224 Soybean and Other Oilseed Processing Traded Food Processing and Manufacturing 311225 Fats and Oils Refining and Blending Traded Food Processing and Manufacturing 311230 Breakfast Cereal Manufacturing Traded Food Processing and Manufacturing 311313 Beet Sugar Manufacturing Traded Food Processing and Manufacturing 311314 Cane Sugar Manufacturing Traded Food Processing and Manufacturing 311340 Nonchocolate Confectionery Manufacturing Traded Food Processing and Manufacturing 311351 Chocolate and Confectionery Manufacturing from Cacao Beans Traded Food Processing and Manufacturing 311352 Confectionery Manufacturing from Purchased Chocolate Traded Food Processing and Manufacturing 311411 Frozen Fruit, Juice, and Vegetable Manufacturing Traded Food Processing and Manufacturing 311412 Frozen Specialty Food Manufacturing Traded Food Processing and Manufacturing 311421 Fruit and Vegetable Canning Traded Food Processing and Manufacturing 311422 Specialty Canning Traded Food Processing and Manufacturing 311423 Dried and Dehydrated Food Manufacturing Traded Food Processing and Manufacturing 311511 Fluid Milk Manufacturing Traded Food Processing and Manufacturing 311512 Creamery Butter Manufacturing Traded Food Processing and Manufacturing 311513 Cheese Manufacturing Traded Food Processing and Manufacturing 311514 Dry, Condensed, and Evaporated Dairy Product Manufacturing Traded Food Processing and Manufacturing 311520 Ice Cream and Frozen Dessert Manufacturing Traded Food Processing and Manufacturing 311611 Animal (except Poultry) Slaughtering Traded Livestock Processing 311612 Meat Processed from Carcasses Traded Livestock Processing 311613 Rendering and Meat Byproduct Processing Traded Livestock Processing 311615 Poultry Processing Traded Livestock Processing
311710 Seafood Product Preparation and Packaging Traded Fishing and Fishing Products 311811 Retail Bakeries Local Local Food and Beverage Processing and Distribution 311812 Commercial Bakeries Local Local Food and Beverage Processing and Distribution 311813 Frozen Cakes, Pies, and Other Pastries Manufacturing Traded Food Processing and Manufacturing 311821 Cookie and Cracker Manufacturing Traded Food Processing and Manufacturing 311824 Dry Pasta, Dough, and Flour Mixes Manufacturing from Purchased Flour Traded Food Processing and Manufacturing 311830 Tortilla Manufacturing Traded Food Processing and Manufacturing 311911 Roasted Nuts and Peanut Butter Manufacturing Traded Food Processing and Manufacturing 311919 Other Snack Food Manufacturing Traded Food Processing and Manufacturing 311920 Coffee and Tea Manufacturing Traded Food Processing and Manufacturing 311930 Flavoring Syrup and Concentrate Manufacturing Traded Food Processing and Manufacturing 311941 Mayonnaise, Dressing, and Other Prepared Sauce Manufacturing Traded Food Processing and Manufacturing 311942 Spice and Extract Manufacturing Traded Food Processing and Manufacturing 311991 Perishable Prepared Food Manufacturing Traded Food Processing and Manufacturing 311999 All Other Miscellaneous Food Manufacturing Traded Food Processing and Manufacturing 312111 Soft Drink Manufacturing Traded Food Processing and Manufacturing 312112 Bottled Water Manufacturing Traded Food Processing and Manufacturing 312113 Ice Manufacturing Traded Food Processing and Manufacturing 312120 Breweries Traded Food Processing and Manufacturing 312130 Wineries Traded Food Processing and Manufacturing 312140 Distilleries Traded Food Processing and Manufacturing D-3
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
312230 Tobacco Manufacturing Traded Tobacco
313110 Fiber, Yarn, and Thread Mills Traded Textile Manufacturing 313210 Broadwoven Fabric Mills Traded Textile Manufacturing 313220 Narrow Fabric Mills and Schiffli Machine Embroidery Traded Textile Manufacturing 313230 Nonwoven Fabric Mills Traded Textile Manufacturing 313240 Knit Fabric Mills Traded Textile Manufacturing
313310 Textile and Fabric Finishing Mills Traded Textile Manufacturing 313320 Fabric Coating Mills Traded Textile Manufacturing 314110 Carpet and Rug Mills Traded Textile Manufacturing 314120 Curtain and Linen Mills Traded Textile Manufacturing 314910 Textile Bag and Canvas Mills Traded Leather and Related Products 314994 Rope, Cordage, Twine, Tire Cord, and Tire Fabric Mills Traded Textile Manufacturing 314999 All Other Miscellaneous Textile Product Mills Traded Apparel 315110 Hosiery and Sock Mills Traded Textile Manufacturing 315190 Other Apparel Knitting Mills Traded Textile Manufacturing 315210 Cut and Sew Apparel Contractors Traded Apparel
315220 Men’s and Boys’ Cut and Sew Apparel Manufacturing Traded Apparel 315240 Women’s, Girls’, and Infants’ Cut and Sew Apparel Manufacturing Traded Apparel 315280 Other Cut and Sew Apparel Manufacturing Traded Apparel 315990 Apparel Accessories and Other Apparel Manufacturing Traded Apparel 316110 Leather and Hide Tanning and Finishing Traded Footwear 316210 Footwear Manufacturing Traded Footwear
316992 Women's Handbag and Purse Manufacturing Traded Leather and Related Products 316998 All Other Leather Good and Allied Product Manufacturing Traded Leather and Related Products 321113 Sawmills Traded Wood Products
321114 Wood Preservation Traded Wood Products
321211 Hardwood Veneer and Plywood Manufacturing Traded Wood Products 321212 Softwood Veneer and Plywood Manufacturing Traded Wood Products 321213 Engineered Wood Member (except Truss) Manufacturing Traded Wood Products 321214 Truss Manufacturing Traded Wood Products
321219 Reconstituted Wood Product Manufacturing Traded Wood Products 321911 Wood Window and Door Manufacturing Traded Wood Products 321912 Cut Stock, Resawing Lumber, and Planing Traded Wood Products 321918 Other Millwork (including Flooring) Traded Wood Products 321920 Wood Container and Pallet Manufacturing Traded Wood Products 321991 Manufactured Home (Mobile Home) Manufacturing Traded Furniture 321992 Prefabricated Wood Building Manufacturing Traded Wood Products 321999 All Other Miscellaneous Wood Product Manufacturing Traded Wood Products 322110 Pulp Mills Traded Paper and Packaging
322121 Paper (except Newsprint) Mills Traded Paper and Packaging 322122 Newsprint Mills Traded Paper and Packaging
322130 Paperboard Mills Traded Paper and Packaging
322211 Corrugated and Solid Fiber Box Manufacturing Traded Paper and Packaging 322212 Folding Paperboard Box Manufacturing Traded Paper and Packaging 322219 Other Paperboard Container Manufacturing Traded Paper and Packaging 322220 Paper Bag and Coated and Treated Paper Manufacturing Traded Paper and Packaging 322230 Stationery Product Manufacturing Traded Paper and Packaging 322291 Sanitary Paper Product Manufacturing Traded Paper and Packaging D-4
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
322299 All Other Converted Paper Product Manufacturing Traded Paper and Packaging 323111 Commercial Printing (except Screen and Books) Traded Printing Services 323113 Commercial Screen Printing Traded Printing Services 323117 Books Printing Traded Printing Services
323120 Support Activities for Printing Traded Printing Services 324110 Petroleum Refineries Traded Oil and Gas Production and Transportation 324121 Asphalt Paving Mixture and Block Manufacturing Traded Construction Products and Services 324122 Asphalt Shingle and Coating Materials Manufacturing Traded Construction Products and Services 324191 Petroleum Lubricating Oil and Grease Manufacturing Traded Downstream Chemical Products 324199 All Other Petroleum and Coal Products Manufacturing Traded Oil and Gas Production and Transportation 325110 Petrochemical Manufacturing Traded Upstream Chemical Products 325120 Industrial Gas Manufacturing Traded Upstream Chemical Products 325130 Synthetic Dye and Pigment Manufacturing Traded Downstream Chemical Products 325180 Other Basic Inorganic Chemical Manufacturing Traded Upstream Chemical Products 325193 Ethyl Alcohol Manufacturing Traded Upstream Chemical Products 325194 Cyclic Crude, Intermediate, and Gum and Wood Chemical Manufacturing Traded Upstream Chemical Products 325199 All Other Basic Organic Chemical Manufacturing Traded Upstream Chemical Products 325211 Plastics Material and Resin Manufacturing Traded Plastics 325212 Synthetic Rubber Manufacturing Traded Upstream Chemical Products 325220 Artificial and Synthetic Fibers and Filaments Manufacturing Traded Textile Manufacturing 325311 Nitrogenous Fertilizer Manufacturing Traded Agricultural Inputs and Services 325312 Phosphatic Fertilizer Manufacturing Traded Upstream Chemical Products 325314 Fertilizer (Mixing Only) Manufacturing Traded Agricultural Inputs and Services 325320 Pesticide and Other Agricultural Chemical Manufacturing Traded Upstream Chemical Products 325411 Medicinal and Botanical Manufacturing Traded Biopharmaceuticals 325412 Pharmaceutical Preparation Manufacturing Traded Biopharmaceuticals 325413 In-Vitro Diagnostic Substance Manufacturing Traded Biopharmaceuticals 325414 Biological Product (except Diagnostic) Manufacturing Traded Biopharmaceuticals 325510 Paint and Coating Manufacturing Traded Downstream Chemical Products 325520 Adhesive Manufacturing Traded Downstream Chemical Products 325611 Soap and Other Detergent Manufacturing Traded Downstream Chemical Products 325612 Polish and Other Sanitation Good Manufacturing Traded Downstream Chemical Products 325613 Surface Active Agent Manufacturing Traded Downstream Chemical Products 325620 Toilet Preparation Manufacturing Traded Downstream Chemical Products 325910 Printing Ink Manufacturing Traded Printing Services 325920 Explosives Manufacturing Traded Downstream Chemical Products 325991 Custom Compounding of Purchased Resins Traded Downstream Chemical Products 325992 Photographic Film, Paper, Plate, and Chemical Manufacturing Traded Downstream Chemical Products 325998 All Other Miscellaneous Chemical Product and Preparation Manufacturing Traded Downstream Chemical Products 326111 Plastics Bag and Pouch Manufacturing Traded Plastics 326112 Plastics Packaging Film and Sheet (including Laminated) Manufacturing Traded Plastics 326113 Unlaminated Plastics Film and Sheet (except Packaging) Manufacturing Traded Plastics 326121 Unlaminated Plastics Profile Shape Manufacturing Traded Plastics 326122 Plastics Pipe and Pipe Fitting Manufacturing Traded Plastics 326130 Laminated Plastics Plate, Sheet (except Packaging), and Shape Manufacturing Traded Plastics 326140 Polystyrene Foam Product Manufacturing Traded Plastics 326150 Urethane and Other Foam Product (except Polystyrene) Manufacturing Traded Plastics 326160 Plastics Bottle Manufacturing Traded Plastics
D-5
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
326191 Plastics Plumbing Fixture Manufacturing Traded Plastics 326199 All Other Plastics Product Manufacturing Traded Plastics 326211 Tire Manufacturing (except Retreading) Traded Vulcanized and Fired Materials 326212 Tire Retreading Traded Vulcanized and Fired Materials 326220 Rubber and Plastics Hoses and Belting Manufacturing Traded Vulcanized and Fired Materials 326291 Rubber Product Manufacturing for Mechanical Use Traded Vulcanized and Fired Materials 326299 All Other Rubber Product Manufacturing Traded Vulcanized and Fired Materials 327110 Pottery, Ceramics, and Plumbing Fixture Manufacturing Traded Vulcanized and Fired Materials 327120 Clay Building Material and Refractories Manufacturing Traded Vulcanized and Fired Materials 327211 Flat Glass Manufacturing Traded Vulcanized and Fired Materials 327212 Other Pressed and Blown Glass and Glassware Manufacturing Traded Vulcanized and Fired Materials 327213 Glass Container Manufacturing Traded Food Processing and Manufacturing 327215 Glass Product Manufacturing Made of Purchased Glass Traded Vulcanized and Fired Materials 327310 Cement Manufacturing Traded Construction Products and Services 327320 Ready-Mix Concrete Manufacturing Local Local Real Estate, Construction, and Development 327331 Concrete Block and Brick Manufacturing Traded Construction Products and Services 327332 Concrete Pipe Manufacturing Traded Construction Products and Services 327390 Other Concrete Product Manufacturing Local Local Real Estate, Construction, and Development 327410 Lime Manufacturing Traded Construction Products and Services 327420 Gypsum Product Manufacturing Traded Construction Products and Services 327910 Abrasive Product Manufacturing Traded Metalworking Technology 327991 Cut Stone and Stone Product Manufacturing Traded Construction Products and Services 327992 Ground or Treated Mineral and Earth Manufacturing Traded Vulcanized and Fired Materials 327993 Mineral Wool Manufacturing Traded Construction Products and Services 327999 All Other Miscellaneous Nonmetallic Mineral Product Manufacturing Traded Construction Products and Services 331110 Iron and Steel Mills and Ferroalloy Manufacturing Traded Upstream Metal Manufacturing 331210 Iron and Steel Pipe and Tube Manufacturing from Purchased Steel Traded Upstream Metal Manufacturing 331221 Rolled Steel Shape Manufacturing Traded Upstream Metal Manufacturing 331222 Steel Wire Drawing Traded Upstream Metal Manufacturing 331313 Alumina Refining and Primary Aluminum Production Traded Upstream Metal Manufacturing 331314 Secondary Smelting and Alloying of Aluminum Traded Upstream Metal Manufacturing 331315 Aluminum Sheet, Plate, and Foil Manufacturing Traded Upstream Metal Manufacturing 331318 Other Aluminum Rolling, Drawing, and Extruding Traded Upstream Metal Manufacturing 331410 Nonferrous Metal (except Aluminum) Smelting and Refining Traded Upstream Metal Manufacturing 331420 Copper Rolling, Drawing, Extruding, and Alloying Traded Upstream Metal Manufacturing 331491 Nonferrous Metal (except Copper and Aluminum) Rolling, Drawing, and Extruding Traded Upstream Metal Manufacturing 331492 Secondary Smelting, Refining, and Alloying of Nonferrous Metal (except Copper and AlumTraded Upstream Metal Manufacturing 331511 Iron Foundries Traded Automotive
331512 Steel Investment Foundries Traded Automotive
331513 Steel Foundries (except Investment) Traded Automotive 331523 Nonferrous Metal Die-Casting Foundries Traded Automotive 331524 Aluminum Foundries (except Die-Casting) Traded Automotive 331529 Other Nonferrous Metal Foundries (except Die-Casting) Traded Automotive 332111 Iron and Steel Forging Traded Upstream Metal Manufacturing 332112 Nonferrous Forging Traded Upstream Metal Manufacturing 332114 Custom Roll Forming Traded Automotive
332117 Powder Metallurgy Part Manufacturing Traded Upstream Metal Manufacturing 332119 Metal Crown, Closure, and Other Metal Stamping (except Automotive) Traded Upstream Metal Manufacturing D-6
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
332215 Metal Kitchen Cookware, Utensil, Cutlery, and Flatware (except Precious) Manufacturing Traded Downstream Metal Products 332216 Saw Blade and Handtool Manufacturing Traded Downstream Metal Products 332311 Prefabricated Metal Building and Component Manufacturing Traded Downstream Metal Products 332312 Fabricated Structural Metal Manufacturing Traded Downstream Metal Products 332313 Plate Work Manufacturing Traded Metalworking Technology 332321 Metal Window and Door Manufacturing Traded Downstream Metal Products 332322 Sheet Metal Work Manufacturing Local Local Real Estate, Construction, and Development 332323 Ornamental and Architectural Metal Work Manufacturing Traded Downstream Metal Products 332410 Power Boiler and Heat Exchanger Manufacturing Traded Construction Products and Services 332420 Metal Tank (Heavy Gauge) Manufacturing Traded Construction Products and Services 332431 Metal Can Manufacturing Traded Downstream Metal Products 332439 Other Metal Container Manufacturing Traded Downstream Metal Products 332510 Hardware Manufacturing Traded Downstream Metal Products 332613 Spring Manufacturing Traded Upstream Metal Manufacturing 332618 Other Fabricated Wire Product Manufacturing Traded Upstream Metal Manufacturing 332710 Machine Shops Local Local Industrial Products and Services 332721 Precision Turned Product Manufacturing Traded Metalworking Technology 332722 Bolt, Nut, Screw, Rivet, and Washer Manufacturing Traded Metalworking Technology 332811 Metal Heat Treating Traded Metalworking Technology 332812 Metal Coating, Engraving (except Jewelry and Silverware), and Allied Services to Manufac Traded Metalworking Technology 332813 Electroplating, Plating, Polishing, Anodizing, and Coloring Traded Metalworking Technology 332911 Industrial Valve Manufacturing Traded Production Technology and Heavy Machinery 332912 Fluid Power Valve and Hose Fitting Manufacturing Traded Production Technology and Heavy Machinery 332913 Plumbing Fixture Fitting and Trim Manufacturing Traded Construction Products and Services 332919 Other Metal Valve and Pipe Fitting Manufacturing Traded Production Technology and Heavy Machinery 332991 Ball and Roller Bearing Manufacturing Traded Production Technology and Heavy Machinery 332992 Small Arms Ammunition Manufacturing Traded Downstream Metal Products 332993 Ammunition (except Small Arms) Manufacturing Traded Downstream Metal Products 332994 Small Arms, Ordnance, and Ordnance Accessories Manufacturing Traded Downstream Metal Products 332996 Fabricated Pipe and Pipe Fitting Manufacturing Traded Construction Products and Services 332999 All Other Miscellaneous Fabricated Metal Product Manufacturing Traded Downstream Metal Products 333111 Farm Machinery and Equipment Manufacturing Traded Production Technology and Heavy Machinery 333112 Lawn and Garden Tractor and Home Lawn and Garden Equipment Manufacturing Traded Production Technology and Heavy Machinery 333120 Construction Machinery Manufacturing Traded Production Technology and Heavy Machinery 333131 Mining Machinery and Equipment Manufacturing Traded Production Technology and Heavy Machinery 333132 Oil and Gas Field Machinery and Equipment Manufacturing Traded Oil and Gas Production and Transportation 333241 Food Product Machinery Manufacturing Traded Production Technology and Heavy Machinery 333242 Semiconductor Machinery Manufacturing Traded Information Technology and Analytical Instruments 333243 Sawmill, Woodworking, and Paper Machinery Manufacturing Traded Production Technology and Heavy Machinery 333244 Printing Machinery and Equipment Manufacturing Traded Production Technology and Heavy Machinery 333249 Other Industrial Machinery Manufacturing Traded Production Technology and Heavy Machinery 333314 Optical Instrument and Lens Manufacturing Traded Medical Devices 333316 Photographic and Photocopying Equipment Manufacturing Traded Information Technology and Analytical Instruments 333318 Other Commercial and Service Industry Machinery Manufacturing Traded Production Technology and Heavy Machinery 333413 Industrial and Commercial Fan and Blower and Air Purification Equipment Manufacturing Traded Production Technology and Heavy Machinery 333414 Heating Equipment (except Warm Air Furnaces) Manufacturing Traded Production Technology and Heavy Machinery 333415 Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrige Traded Production Technology and Heavy Machinery 333511 Industrial Mold Manufacturing Traded Metalworking Technology D-7
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
333514 Special Die and Tool, Die Set, Jig, and Fixture Manufacturing Traded Metalworking Technology 333515 Cutting Tool and Machine Tool Accessory Manufacturing Traded Metalworking Technology 333517 Machine Tool Manufacturing Traded Metalworking Technology 333519 Rolling Mill and Other Metalworking Machinery Manufacturing Traded Metalworking Technology 333611 Turbine and Turbine Generator Set Units Manufacturing Traded Production Technology and Heavy Machinery 333612 Speed Changer, Industrial High-Speed Drive, and Gear Manufacturing Traded Production Technology and Heavy Machinery 333613 Mechanical Power Transmission Equipment Manufacturing Traded Production Technology and Heavy Machinery 333618 Other Engine Equipment Manufacturing Traded Production Technology and Heavy Machinery 333912 Air and Gas Compressor Manufacturing Traded Production Technology and Heavy Machinery 333914 2 Measuring, Dispensing, and Other Pumping Equipment Manufacturing Traded Production Technology and Heavy Machinery 333921 Elevator and Moving Stairway Manufacturing Traded Production Technology and Heavy Machinery 333922 Conveyor and Conveying Equipment Manufacturing Traded Production Technology and Heavy Machinery 333923 Overhead Traveling Crane, Hoist, and Monorail System Manufacturing Traded Production Technology and Heavy Machinery 333924 Industrial Truck, Tractor, Trailer, and Stacker Machinery Manufacturing Traded Production Technology and Heavy Machinery 333991 Power-Driven Handtool Manufacturing Traded Metalworking Technology 333992 Welding and Soldering Equipment Manufacturing Traded Metalworking Technology 333993 Packaging Machinery Manufacturing Traded Production Technology and Heavy Machinery 333994 Industrial Process Furnace and Oven Manufacturing Traded Production Technology and Heavy Machinery 333995 Fluid Power Cylinder and Actuator Manufacturing Traded Production Technology and Heavy Machinery 333996 Fluid Power Pump and Motor Manufacturing Traded Production Technology and Heavy Machinery 333997 Scale and Balance Manufacturing Traded Production Technology and Heavy Machinery 333999 All Other Miscellaneous General Purpose Machinery Manufacturing Traded Production Technology and Heavy Machinery 334111 Electronic Computer Manufacturing Traded Information Technology and Analytical Instruments 334112 Computer Storage Device Manufacturing Traded Information Technology and Analytical Instruments 334118 Computer Terminal and Other Computer Peripheral Equipment Manufacturing Traded Information Technology and Analytical Instruments 334210 Telephone Apparatus Manufacturing Traded Communications Equipment and Services 334220 Radio and Television Broadcasting and Wireless Communications Equipment Manufactur Traded Communications Equipment and Services 334290 Other Communications Equipment Manufacturing Traded Communications Equipment and Services 334310 Audio and Video Equipment Manufacturing Traded Information Technology and Analytical Instruments 334412 Bare Printed Circuit Board Manufacturing Traded Information Technology and Analytical Instruments 334413 Semiconductor and Related Device Manufacturing Traded Information Technology and Analytical Instruments 334416 Capacitor, Resistor, Coil, Transformer, and Other Inductor Manufacturing Traded Information Technology and Analytical Instruments 334417 Electronic Connector Manufacturing Traded Information Technology and Analytical Instruments 334418 Printed Circuit Assembly (Electronic Assembly) Manufacturing Traded Information Technology and Analytical Instruments 334419 Other Electronic Component Manufacturing Traded Information Technology and Analytical Instruments 334510 Electromedical and Electrotherapeutic Apparatus Manufacturing Traded Information Technology and Analytical Instruments 334511 Search, Detection, Navigation, Guidance, Aeronautical, and Nautical System and InstrumeTraded Aerospace Vehicles and Defense 334512 Automatic Environmental Control Manufacturing for Residential, Commercial, and Applian Traded Information Technology and Analytical Instruments 334513 Instruments and Related Products Manufacturing for Measuring, Displaying, and ControllinTraded Information Technology and Analytical Instruments 334514 Totalizing Fluid Meter and Counting Device Manufacturing Traded Information Technology and Analytical Instruments 334515 Instrument Manufacturing for Measuring and Testing Electricity and Electrical Signals Traded Information Technology and Analytical Instruments 334516 Analytical Laboratory Instrument Manufacturing Traded Information Technology and Analytical Instruments 334517 Irradiation Apparatus Manufacturing Traded Information Technology and Analytical Instruments 334519 Other Measuring and Controlling Device Manufacturing Traded Information Technology and Analytical Instruments 334613 Blank Magnetic and Optical Recording Media Manufacturing Traded Information Technology and Analytical Instruments 334614 Software and Other Prerecorded Compact Disc, Tape, and Record Reproducing Traded Information Technology and Analytical Instruments 335110 Electric Lamp Bulb and Part Manufacturing Traded Lighting and Electrical Equipment 335121 Residential Electric Lighting Fixture Manufacturing Traded Lighting and Electrical Equipment D-8
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
335122 Commercial, Industrial, and Institutional Electric Lighting Fixture Manufacturing Traded Lighting and Electrical Equipment 335129 Other Lighting Equipment Manufacturing Traded Lighting and Electrical Equipment 335210 Small Electrical Appliance Manufacturing Traded Recreational and Small Electric Goods 335220 2 Major Household Appliance Manufacturing Traded Trailers, Motor Homes, and Appliances 335311 Power, Distribution, and Specialty Transformer Manufacturing Traded Lighting and Electrical Equipment 335312 Motor and Generator Manufacturing Traded Lighting and Electrical Equipment 335313 Switchgear and Switchboard Apparatus Manufacturing Traded Lighting and Electrical Equipment 335314 Relay and Industrial Control Manufacturing Traded Lighting and Electrical Equipment 335911 Storage Battery Manufacturing Traded Lighting and Electrical Equipment 335912 Primary Battery Manufacturing Traded Communications Equipment and Services 335921 Fiber Optic Cable Manufacturing Traded Lighting and Electrical Equipment 335929 Other Communication and Energy Wire Manufacturing Traded Lighting and Electrical Equipment 335931 Current-Carrying Wiring Device Manufacturing Traded Lighting and Electrical Equipment 335932 Noncurrent-Carrying Wiring Device Manufacturing Traded Lighting and Electrical Equipment 335991 Carbon and Graphite Product Manufacturing Traded Lighting and Electrical Equipment 335999 All Other Miscellaneous Electrical Equipment and Component Manufacturing Traded Lighting and Electrical Equipment 336111 Automobile Manufacturing Traded Automotive
336112 Light Truck and Utility Vehicle Manufacturing Traded Automotive 336120 Heavy Duty Truck Manufacturing Traded Automotive 336211 Motor Vehicle Body Manufacturing Traded Automotive 336212 Truck Trailer Manufacturing Traded Trailers, Motor Homes, and Appliances 336213 Motor Home Manufacturing Traded Trailers, Motor Homes, and Appliances 336214 Travel Trailer and Camper Manufacturing Traded Trailers, Motor Homes, and Appliances 336310 Motor Vehicle Gasoline Engine and Engine Parts Manufacturing Traded Automotive 336320 Motor Vehicle Electrical and Electronic Equipment Manufacturing Traded Automotive 336330 Motor Vehicle Steering and Suspension Components (except Spring) Manufacturing Traded Automotive 336340 Motor Vehicle Brake System Manufacturing Traded Automotive 336350 Motor Vehicle Transmission and Power Train Parts Manufacturing Traded Automotive 336360 Motor Vehicle Seating and Interior Trim Manufacturing Traded Automotive 336370 Motor Vehicle Metal Stamping Traded Automotive
336390 Other Motor Vehicle Parts Manufacturing Traded Automotive 336411 Aircraft Manufacturing Traded Aerospace Vehicles and Defense 336412 Aircraft Engine and Engine Parts Manufacturing Traded Aerospace Vehicles and Defense 336413 Other Aircraft Parts and Auxiliary Equipment Manufacturing Traded Aerospace Vehicles and Defense 336414 Guided Missile and Space Vehicle Manufacturing Traded Aerospace Vehicles and Defense 336415 Guided Missile and Space Vehicle Propulsion Unit and Propulsion Unit Parts Manufacturin Traded Aerospace Vehicles and Defense 336419 Other Guided Missile and Space Vehicle Parts and Auxiliary Equipment Manufacturing Traded Aerospace Vehicles and Defense 336510 Railroad Rolling Stock Manufacturing Traded Production Technology and Heavy Machinery 336611 Ship Building and Repairing Traded Water Transportation 336612 Boat Building Traded Water Transportation
336991 Motorcycle, Bicycle, and Parts Manufacturing Traded Recreational and Small Electric Goods 336992 Military Armored Vehicle, Tank, and Tank Component Manufacturing Traded Automotive 336999 All Other Transportation Equipment Manufacturing Traded Automotive 337110 Wood Kitchen Cabinet and Countertop Manufacturing Traded Furniture 337121 Upholstered Household Furniture Manufacturing Traded Furniture 337122 Nonupholstered Wood Household Furniture Manufacturing Traded Furniture 337124 Metal Household Furniture Manufacturing Traded Furniture 337125 Household Furniture (except Wood and Metal) Manufacturing Traded Furniture D-9
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
337127 Institutional Furniture Manufacturing Traded Furniture 337211 Wood Office Furniture Manufacturing Traded Furniture 337212 Custom Architectural Woodwork and Millwork Manufacturing Local Local Real Estate, Construction, and Development 337214 Office Furniture (except Wood) Manufacturing Traded Furniture 337215 Showcase, Partition, Shelving, and Locker Manufacturing Traded Furniture 337910 Mattress Manufacturing Traded Furniture
337920 Blind and Shade Manufacturing Traded Recreational and Small Electric Goods 339112 Surgical and Medical Instrument Manufacturing Traded Medical Devices 339113 Surgical Appliance and Supplies Manufacturing Traded Medical Devices 339114 Dental Equipment and Supplies Manufacturing Traded Medical Devices 339115 Ophthalmic Goods Manufacturing Traded Medical Devices 339116 Dental Laboratories Local Local Health Services
339910 Jewelry and Silverware Manufacturing Traded Jewelry and Precious Metals 339920 Sporting and Athletic Goods Manufacturing Traded Recreational and Small Electric Goods 339930 Doll, Toy, and Game Manufacturing Traded Recreational and Small Electric Goods 339940 Office Supplies (except Paper) Manufacturing Traded Recreational and Small Electric Goods 339950 Sign Manufacturing Local Local Commercial Services 339991 Gasket, Packing, and Sealing Device Manufacturing Traded Production Technology and Heavy Machinery 339992 Musical Instrument Manufacturing Traded Recreational and Small Electric Goods 339993 Fastener, Button, Needle, and Pin Manufacturing Traded Recreational and Small Electric Goods 339994 Broom, Brush, and Mop Manufacturing Traded Plastics 339995 Burial Casket Manufacturing Traded Trailers, Motor Homes, and Appliances 339999 All Other Miscellaneous Manufacturing Traded Recreational and Small Electric Goods 423110 Automobile and Other Motor Vehicle Merchant Wholesalers Local Local Motor Vehicle Products and Services 423120 Motor Vehicle Supplies and New Parts Merchant Wholesalers Local Local Motor Vehicle Products and Services 423130 Tire and Tube Merchant Wholesalers Local Local Motor Vehicle Products and Services 423140 Motor Vehicle Parts (Used) Merchant Wholesalers Local Local Motor Vehicle Products and Services 423210 Furniture Merchant Wholesalers Traded Distribution and Electronic Commerce 423220 Home Furnishing Merchant Wholesalers Traded Distribution and Electronic Commerce 423310 Lumber, Plywood, Millwork, and Wood Panel Merchant Wholesalers Local Local Real Estate, Construction, and Development 423320 Brick, Stone, and Related Construction Material Merchant Wholesalers Local Local Real Estate, Construction, and Development 423330 Roofing, Siding, and Insulation Material Merchant Wholesalers Local Local Real Estate, Construction, and Development 423390 Other Construction Material Merchant Wholesalers Local Local Real Estate, Construction, and Development 423410 Photographic Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423420 Office Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423430 Computer and Computer Peripheral Equipment and Software Merchant Wholesalers Traded Distribution and Electronic Commerce 423440 Other Commercial Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423450 Medical, Dental, and Hospital Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423460 Ophthalmic Goods Merchant Wholesalers Traded Distribution and Electronic Commerce 423490 Other Professional Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423510 Metal Service Centers and Other Metal Merchant Wholesalers Traded Distribution and Electronic Commerce 423520 Coal and Other Mineral and Ore Merchant Wholesalers Traded Distribution and Electronic Commerce 423610 Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant W Traded Distribution and Electronic Commerce 423620 Household Appliances, Electric Housewares, and Consumer Electronics Merchant Wholes Traded Distribution and Electronic Commerce 423690 Other Electronic Parts and Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423710 Hardware Merchant Wholesalers Local Local Household Goods and Services 423720 Plumbing and Heating Equipment and Supplies (Hydronics) Merchant Wholesalers Local Local Real Estate, Construction, and Development 423730 Warm Air Heating and Air-Conditioning Equipment and Supplies Merchant Wholesalers Local Local Real Estate, Construction, and Development D-10
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
423740 Refrigeration Equipment and Supplies Merchant Wholesalers Local Local Real Estate, Construction, and Development 423810 Construction and Mining (except Oil Well) Machinery and Equipment Merchant Wholesale Traded Distribution and Electronic Commerce 423820 Farm and Garden Machinery and Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423830 Industrial Machinery and Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423840 Industrial Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423850 Service Establishment Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423860 Transportation Equipment and Supplies (except Motor Vehicle) Merchant Wholesalers Traded Distribution and Electronic Commerce 423910 Sporting and Recreational Goods and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423920 Toy and Hobby Goods and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423930 Recyclable Material Merchant Wholesalers Local Local Industrial Products and Services 423940 Jewelry, Watch, Precious Stone, and Precious Metal Merchant Wholesalers Traded Distribution and Electronic Commerce 423990 Other Miscellaneous Durable Goods Merchant Wholesalers Local Local Industrial Products and Services 424110 Printing and Writing Paper Merchant Wholesalers Traded Distribution and Electronic Commerce 424120 Stationery and Office Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424130 Industrial and Personal Service Paper Merchant Wholesalers Traded Distribution and Electronic Commerce 424210 Drugs and Druggists' Sundries Merchant Wholesalers Traded Distribution and Electronic Commerce 424310 Piece Goods, Notions, and Other Dry Goods Merchant Wholesalers Traded Distribution and Electronic Commerce 424320 Men's and Boys' Clothing and Furnishings Merchant Wholesalers Traded Distribution and Electronic Commerce 424330 Women's, Children's, and Infants' Clothing and Accessories Merchant Wholesalers Traded Distribution and Electronic Commerce 424340 Footwear Merchant Wholesalers Traded Distribution and Electronic Commerce 424410 General Line Grocery Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424420 Packaged Frozen Food Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424430 Dairy Product (except Dried or Canned) Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424440 Poultry and Poultry Product Merchant Wholesalers Traded Distribution and Electronic Commerce 424450 Confectionery Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424460 Fish and Seafood Merchant Wholesalers Traded Distribution and Electronic Commerce 424470 Meat and Meat Product Merchant Wholesalers Traded Distribution and Electronic Commerce 424480 Fresh Fruit and Vegetable Merchant Wholesalers Traded Distribution and Electronic Commerce 424490 Other Grocery and Related Products Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424510 Grain and Field Bean Merchant Wholesalers Traded Food Processing and Manufacturing 424520 Livestock Merchant Wholesalers Traded Livestock Processing 424590 Other Farm Product Raw Material Merchant Wholesalers Traded Distribution and Electronic Commerce 424610 Plastics Materials and Basic Forms and Shapes Merchant Wholesalers Traded Distribution and Electronic Commerce 424690 Other Chemical and Allied Products Merchant Wholesalers Traded Distribution and Electronic Commerce 424710 Petroleum Bulk Stations and Terminals Traded Distribution and Electronic Commerce 424720 Petroleum and Petroleum Products Merchant Wholesalers (except Bulk Stations and Term Traded Distribution and Electronic Commerce 424810 Beer and Ale Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424820 Wine and Distilled Alcoholic Beverage Merchant Wholesalers Traded Distribution and Electronic Commerce 424910 Farm Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424920 Book, Periodical, and Newspaper Merchant Wholesalers Traded Distribution and Electronic Commerce 424930 Flower, Nursery Stock, and Florists' Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424940 Tobacco and Tobacco Product Merchant Wholesalers Traded Distribution and Electronic Commerce 424950 Paint, Varnish, and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424990 Other Miscellaneous Nondurable Goods Merchant Wholesalers Traded Distribution and Electronic Commerce 425110 Business to Business Electronic Markets Traded Distribution and Electronic Commerce 425120 Wholesale Trade Agents and Brokers Traded Distribution and Electronic Commerce 441110 New Car Dealers Local Local Motor Vehicle Products and Services 441120 Used Car Dealers Local Local Motor Vehicle Products and Services D-11
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
441210 Recreational Vehicle Dealers Local Local Motor Vehicle Products and Services 441222 Boat Dealers Local Local Motor Vehicle Products and Services 441228 Motorcycle, ATV, and All Other Motor Vehicle Dealers Local Local Motor Vehicle Products and Services 441310 Automotive Parts and Accessories Stores Local Local Motor Vehicle Products and Services 441320 Tire Dealers Local Local Motor Vehicle Products and Services 442110 Furniture Stores Local Local Household Goods and Services 442210 Floor Covering Stores Local Local Household Goods and Services 442291 Window Treatment Stores Local Local Household Goods and Services 442299 All Other Home Furnishings Stores Local Local Household Goods and Services 443141 Household Appliance Stores Local Local Household Goods and Services 443142 Electronics Stores Local Local Entertainment and Media 444110 Home Centers Local Local Real Estate, Construction, and Development 444120 Paint and Wallpaper Stores Local Local Real Estate, Construction, and Development 444130 Hardware Stores Local Local Household Goods and Services 444190 Other Building Material Dealers Local Local Real Estate, Construction, and Development 444210 Outdoor Power Equipment Stores Local Local Household Goods and Services 444220 Nursery, Garden Center, and Farm Supply Stores Local Local Household Goods and Services 445110 Supermarkets and Other Grocery (except Convenience) Stores Local Local Food and Beverage Processing and Distribution 445120 Convenience Stores Local Local Food and Beverage Processing and Distribution 445210 Meat Markets Local Local Food and Beverage Processing and Distribution 445220 Fish and Seafood Markets Local Local Food and Beverage Processing and Distribution 445230 Fruit and Vegetable Markets Local Local Food and Beverage Processing and Distribution 445291 Baked Goods Stores Local Local Food and Beverage Processing and Distribution 445292 Confectionery and Nut Stores Local Local Food and Beverage Processing and Distribution 445299 All Other Specialty Food Stores Local Local Food and Beverage Processing and Distribution 445310 Beer, Wine, and Liquor Stores Local Local Food and Beverage Processing and Distribution 446110 Pharmacies and Drug Stores Local Local Health Services 446120 Cosmetics, Beauty Supplies, and Perfume Stores Local Local Personal Services (Non-Medical) 446130 Optical Goods Stores Local Local Health Services 446191 Food (Health) Supplement Stores Local Local Food and Beverage Processing and Distribution 446199 All Other Health and Personal Care Stores Local Local Personal Services (Non-Medical) 447110 Gasoline Stations with Convenience Stores Local Local Motor Vehicle Products and Services 447190 Other Gasoline Stations Local Local Motor Vehicle Products and Services 448110 Men's Clothing Stores Local Local Retailing of Clothing and General Merchandise 448120 Women's Clothing Stores Local Local Retailing of Clothing and General Merchandise 448130 Children's and Infants' Clothing Stores Local Local Retailing of Clothing and General Merchandise 448140 Family Clothing Stores Local Local Retailing of Clothing and General Merchandise 448150 Clothing Accessories Stores Local Local Retailing of Clothing and General Merchandise 448190 Other Clothing Stores Local Local Retailing of Clothing and General Merchandise 448210 Shoe Stores Local Local Retailing of Clothing and General Merchandise 448310 Jewelry Stores Local Local Retailing of Clothing and General Merchandise 448320 Luggage and Leather Goods Stores Local Local Retailing of Clothing and General Merchandise 451110 Sporting Goods Stores Local Local Entertainment and Media 451120 Hobby, Toy, and Game Stores Local Local Entertainment and Media 451130 Sewing, Needlework, and Piece Goods Stores Local Local Retailing of Clothing and General Merchandise 451140 Musical Instrument and Supplies Stores Local Local Entertainment and Media 451211 Book Stores Local Local Entertainment and Media
451212 News Dealers and Newsstands Local Local Entertainment and Media D-12
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
452210 2 Department Stores Local Local Retailing of Clothing and General Merchandise 452311 2 Warehouse Clubs and Supercenters Local Local Retailing of Clothing and General Merchandise 452319 2 All Other General Merchandise Stores Local Local Retailing of Clothing and General Merchandise 453110 Florists Local Local Household Goods and Services 453210 Office Supplies and Stationery Stores Local Local Commercial Services 453220 Gift, Novelty, and Souvenir Stores Local Local Hospitality Establishments 453310 Used Merchandise Stores Local Local Retailing of Clothing and General Merchandise 453910 Pet and Pet Supplies Stores Local Local Personal Services (Non-Medical) 453920 Art Dealers Traded Hospitality and Tourism
453930 Manufactured (Mobile) Home Dealers Local Local Motor Vehicle Products and Services 453991 Tobacco Stores Local Local Food and Beverage Processing and Distribution 453998 All Other Miscellaneous Store Retailers (except Tobacco Stores) Local Local Personal Services (Non-Medical) 454110 2 Electronic Shopping and Mail-Order Houses Traded Distribution and Electronic Commerce 454210 Vending Machine Operators Local Local Food and Beverage Processing and Distribution 454310 Fuel Dealers Local Local Utilities
454390 Other Direct Selling Establishments Local Local Food and Beverage Processing and Distribution 481111 Scheduled Passenger Air Transportation Traded Transportation and Logistics 481112 Scheduled Freight Air Transportation Traded Transportation and Logistics 481211 Nonscheduled Chartered Passenger Air Transportation Traded Transportation and Logistics 481212 Nonscheduled Chartered Freight Air Transportation Traded Transportation and Logistics 481219 Other Nonscheduled Air Transportation Traded Transportation and Logistics 482110 1 Rail Transportation Traded Transportation and Logistics 483111 Deep Sea Freight Transportation Traded Water Transportation 483112 Deep Sea Passenger Transportation Traded Water Transportation 483113 Coastal and Great Lakes Freight Transportation Traded Water Transportation 483114 Coastal and Great Lakes Passenger Transportation Traded Water Transportation 483211 Inland Water Freight Transportation Traded Water Transportation 483212 Inland Water Passenger Transportation Traded Water Transportation 484110 General Freight Trucking, Local Local Local Logistical Services 484121 General Freight Trucking, Long-Distance, Truckload Traded Transportation and Logistics 484122 General Freight Trucking, Long-Distance, Less Than Truckload Local Local Logistical Services 484210 Used Household and Office Goods Moving Local Local Logistical Services 484220 Specialized Freight (except Used Goods) Trucking, Local Local Local Logistical Services 484230 Specialized Freight (except Used Goods) Trucking, Long-Distance Traded Transportation and Logistics 485111 Mixed Mode Transit Systems Local Local Logistical Services 485112 Commuter Rail Systems Local Local Logistical Services 485113 Bus and Other Motor Vehicle Transit Systems Local Local Logistical Services 485119 Other Urban Transit Systems Local Local Logistical Services 485210 Interurban and Rural Bus Transportation Traded Transportation and Logistics 485310 Taxi Service Traded Business Services
485320 Limousine Service Traded Business Services
485410 School and Employee Bus Transportation Local Local Logistical Services 485510 Charter Bus Industry Traded Transportation and Logistics 485991 Special Needs Transportation Local Local Logistical Services 485999 All Other Transit and Ground Passenger Transportation Traded Business Services 486110 Pipeline Transportation of Crude Oil Traded Oil and Gas Production and Transportation 486210 Pipeline Transportation of Natural Gas Traded Oil and Gas Production and Transportation 486910 Pipeline Transportation of Refined Petroleum Products Traded Oil and Gas Production and Transportation D-13
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
486990 All Other Pipeline Transportation Traded Oil and Gas Production and Transportation 487110 Scenic and Sightseeing Transportation, Land Traded Hospitality and Tourism 487210 Scenic and Sightseeing Transportation, Water Traded Hospitality and Tourism 487990 Scenic and Sightseeing Transportation, Other Traded Hospitality and Tourism 488111 Air Traffic Control Traded Transportation and Logistics 488119 Other Airport Operations Traded Transportation and Logistics 488190 Other Support Activities for Air Transportation Traded Transportation and Logistics 488210 Support Activities for Rail Transportation Traded Transportation and Logistics 488310 Port and Harbor Operations Traded Water Transportation 488320 Marine Cargo Handling Traded Water Transportation 488330 Navigational Services to Shipping Traded Water Transportation 488390 Other Support Activities for Water Transportation Traded Water Transportation 488410 Motor Vehicle Towing Local Local Motor Vehicle Products and Services 488490 Other Support Activities for Road Transportation Traded Transportation and Logistics 488510 Freight Transportation Arrangement Traded Transportation and Logistics 488991 Packing and Crating Traded Transportation and Logistics 488999 All Other Support Activities for Transportation Traded Transportation and Logistics 491110 1 Postal Service (Contractors) Traded Transportation and Logistics 492110 Couriers and Express Delivery Services Local Local Logistical Services 492210 Local Messengers and Local Delivery Local Local Logistical Services 493110 General Warehousing and Storage Traded Distribution and Electronic Commerce 493120 Refrigerated Warehousing and Storage Traded Distribution and Electronic Commerce 493130 Farm Product Warehousing and Storage Traded Distribution and Electronic Commerce 493190 Other Warehousing and Storage Traded Distribution and Electronic Commerce 511110 Newspaper Publishers Local Local Entertainment and Media 511120 Periodical Publishers Traded Marketing, Design, and Publishing 511130 Book Publishers Traded Marketing, Design, and Publishing 511140 Directory and Mailing List Publishers Traded Marketing, Design, and Publishing 511191 Greeting Card Publishers Traded Printing Services 511199 All Other Publishers Traded Marketing, Design, and Publishing 511210 Software Publishers Traded Information Technology and Analytical Instruments 512110 Motion Picture and Video Production Traded Video Production and Distribution 512120 Motion Picture and Video Distribution Traded Video Production and Distribution 512131 Motion Picture Theaters (except Drive-Ins) Local Local Entertainment and Media 512132 Drive-In Motion Picture Theaters Traded Video Production and Distribution 512191 Teleproduction and Other Postproduction Services Traded Video Production and Distribution 512199 Other Motion Picture and Video Industries Traded Video Production and Distribution 512250 2 Record Production and Distribution Traded Music and Sound Recording 512230 Music Publishers Traded Music and Sound Recording 512240 Sound Recording Studios Traded Music and Sound Recording 512290 Other Sound Recording Industries Traded Music and Sound Recording 515111 Radio Networks Local Local Entertainment and Media 515112 Radio Stations Local Local Entertainment and Media 515120 Television Broadcasting Local Local Entertainment and Media 515210 Cable and Other Subscription Programming Traded Communications Equipment and Services 517311 2 Wired Telecommunications Carriers Local Local Utilities 517312 2 Wireless Telecommunications Carriers (except Satellite) Traded Communications Equipment and Services 517410 Satellite Telecommunications Traded Communications Equipment and Services D-14
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
517911 Telecommunications Resellers Local Local Utilities 517919 All Other Telecommunications Traded Communications Equipment and Services 518210 Data Processing, Hosting, and Related Services Traded Business Services 519110 News Syndicates Traded Marketing, Design, and Publishing 519120 Libraries and Archives Traded Marketing, Design, and Publishing 519130 Internet Publishing and Broadcasting and Web Search Portals Traded Marketing, Design, and Publishing 519190 All Other Information Services Traded Marketing, Design, and Publishing 521110 Monetary Authorities-Central Bank Traded Financial Services 522110 Commercial Banking Local Local Financial Services 522120 Savings Institutions Traded Financial Services
522130 Credit Unions Local Local Financial Services
522190 Other Depository Credit Intermediation Traded Financial Services 522210 Credit Card Issuing Traded Financial Services
522220 Sales Financing Traded Financial Services
522291 Consumer Lending Traded Financial Services
522292 Real Estate Credit Traded Financial Services
522293 International Trade Financing Traded Financial Services 522294 Secondary Market Financing Traded Financial Services 522298 All Other Nondepository Credit Intermediation Traded Financial Services 522310 Mortgage and Nonmortgage Loan Brokers Traded Financial Services 522320 Financial Transactions Processing, Reserve, and Clearinghouse Activities Traded Financial Services 522390 Other Activities Related to Credit Intermediation Traded Financial Services 523110 Investment Banking and Securities Dealing Traded Financial Services 523120 Securities Brokerage Traded Financial Services
523130 Commodity Contracts Dealing Traded Financial Services 523140 Commodity Contracts Brokerage Traded Financial Services 523210 Securities and Commodity Exchanges Traded Financial Services 523910 Miscellaneous Intermediation Traded Financial Services 523920 Portfolio Management Traded Financial Services
523930 Investment Advice Traded Financial Services
523991 Trust, Fiduciary, and Custody Activities Traded Financial Services 523999 Miscellaneous Financial Investment Activities Traded Financial Services 524113 Direct Life Insurance Carriers Traded Insurance Services 524114 Direct Health and Medical Insurance Carriers Traded Insurance Services 524126 Direct Property and Casualty Insurance Carriers Traded Insurance Services 524127 Direct Title Insurance Carriers Traded Insurance Services 524128 Other Direct Insurance (except Life, Health, and Medical) Carriers Traded Insurance Services 524130 Reinsurance Carriers Traded Insurance Services
524210 Insurance Agencies and Brokerages Local Local Financial Services 524291 Claims Adjusting Traded Insurance Services
524292 Third Party Administration of Insurance and Pension Funds Local Local Financial Services 524298 All Other Insurance Related Activities Traded Insurance Services 525110 1 Pension Funds Traded Insurance Services
525120 1 Health and Welfare Funds Traded Insurance Services 525190 1 Other Insurance Funds Traded Insurance Services 525920 1 Trusts, Estates, and Agency Accounts Traded Insurance Services 525910 Open-End Investment Funds Traded Financial Services 525990 Other Financial Vehicles Traded Financial Services D-15
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
531110 Lessors of Residential Buildings and Dwellings Local Local Real Estate, Construction, and Development 531120 Lessors of Nonresidential Buildings (except Miniwarehouses) Local Local Real Estate, Construction, and Development 531130 Lessors of Miniwarehouses and Self-Storage Units Local Local Logistical Services 531190 Lessors of Other Real Estate Property Local Local Real Estate, Construction, and Development 531210 Offices of Real Estate Agents and Brokers Local Local Real Estate, Construction, and Development 531311 Residential Property Managers Local Local Real Estate, Construction, and Development 531312 Nonresidential Property Managers Local Local Real Estate, Construction, and Development 531320 Offices of Real Estate Appraisers Local Local Real Estate, Construction, and Development 531390 Other Activities Related to Real Estate Local Local Real Estate, Construction, and Development 532111 Passenger Car Rental Local Local Logistical Services 532112 Passenger Car Leasing Traded Business Services
532120 Truck, Utility Trailer, and RV (Recreational Vehicle) Rental and Leasing Local Local Logistical Services 532210 Consumer Electronics and Appliances Rental Local Local Industrial Products and Services 532281 2 Formal Wear and Costume Rental Local Local Personal Services (Non-Medical) 532282 2 Video Tape and Disc Rental Local Local Entertainment and Media 532283 2 Home Health Equipment Rental Local Local Health Services 532284 2 Recreational Goods Rental Traded Hospitality and Tourism 532289 2 All Other Consumer Goods Rental Local Local Personal Services (Non-Medical) 532310 General Rental Centers Local Local Industrial Products and Services 532411 Commercial Air, Rail, and Water Transportation Equipment Rental and Leasing Traded Distribution and Electronic Commerce 532412 Construction, Mining, and Forestry Machinery and Equipment Rental and Leasing Traded Distribution and Electronic Commerce 532420 Office Machinery and Equipment Rental and Leasing Traded Distribution and Electronic Commerce 532490 Other Commercial and Industrial Machinery and Equipment Rental and Leasing Traded Distribution and Electronic Commerce 533110 Lessors of Nonfinancial Intangible Assets (except Copyrighted Works) Traded Business Services 541110 Offices of Lawyers Local Local Commercial Services 541191 Title Abstract and Settlement Offices Local Local Real Estate, Construction, and Development 541199 All Other Legal Services Traded Business Services 541211 Offices of Certified Public Accountants Local Local Commercial Services 541213 Tax Preparation Services Local Local Financial Services 541214 Payroll Services Traded Business Services
541219 Other Accounting Services Local Local Commercial Services 541310 Architectural Services Traded Business Services
541320 Landscape Architectural Services Traded Business Services 541330 Engineering Services Traded Business Services
541340 Drafting Services Traded Business Services
541350 Building Inspection Services Local Local Commercial Services 541360 Geophysical Surveying and Mapping Services Traded Oil and Gas Production and Transportation 541370 Surveying and Mapping (except Geophysical) Services Local Local Real Estate, Construction, and Development 541380 Testing Laboratories Local Local Commercial Services 541410 Interior Design Services Traded Marketing, Design, and Publishing 541420 Industrial Design Services Traded Marketing, Design, and Publishing 541430 Graphic Design Services Traded Marketing, Design, and Publishing 541490 Other Specialized Design Services Traded Marketing, Design, and Publishing 541511 Custom Computer Programming Services Traded Business Services 541512 Computer Systems Design Services Traded Business Services 541513 Computer Facilities Management Services Traded Business Services 541519 Other Computer Related Services Traded Business Services 541611 Administrative Management and General Management Consulting Services Traded Business Services D-16
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
541612 Human Resources Consulting Services Traded Business Services 541613 Marketing Consulting Services Traded Marketing, Design, and Publishing 541614 Process, Physical Distribution, and Logistics Consulting Services Traded Business Services 541618 Other Management Consulting Services Traded Business Services 541620 Environmental Consulting Services Local Local Commercial Services 541690 Other Scientific and Technical Consulting Services Traded Business Services 541713 2 Research and Development in Nanotechnology Traded Education and Knowledge Creation 541714 2 Research and Development in Biotechnology (except Nanobiotechnology) Traded Education and Knowledge Creation 541715 2 Research and Development in the Physical, Engineering, and Life Sciences (except Nano Traded Education and Knowledge Creation 541720 Research and Development in the Social Sciences and Humanities Traded Education and Knowledge Creation 541810 Advertising Agencies Traded Marketing, Design, and Publishing 541820 Public Relations Agencies Traded Marketing, Design, and Publishing 541830 Media Buying Agencies Traded Marketing, Design, and Publishing 541840 Media Representatives Traded Marketing, Design, and Publishing 541850 Outdoor Advertising Traded Marketing, Design, and Publishing 541860 Direct Mail Advertising Traded Marketing, Design, and Publishing 541870 Advertising Material Distribution Services Traded Marketing, Design, and Publishing 541890 Other Services Related to Advertising Traded Marketing, Design, and Publishing 541910 Marketing Research and Public Opinion Polling Traded Marketing, Design, and Publishing 541921 Photography Studios, Portrait Local Local Personal Services (Non-Medical) 541922 Commercial Photography Local Local Commercial Services 541930 Translation and Interpretation Services Traded Business Services 541940 Veterinary Services Local Local Personal Services (Non-Medical) 541990 All Other Professional, Scientific, and Technical Services Traded Business Services 551111 Offices of Bank Holding Companies Traded Business Services 551112 Offices of Other Holding Companies Traded Business Services 551114 Corporate, Subsidiary, and Regional Managing Offices Traded Business Services 561110 Office Administrative Services Local Local Commercial Services 561210 Facilities Support Services Traded Business Services 561311 Employment Placement Agencies Traded Business Services 561312 Executive Search Services Traded Business Services 561320 Temporary Help Services Local Local Commercial Services 561330 Professional Employer Organizations Traded Business Services 561410 Document Preparation Services Local Local Commercial Services 561421 Telephone Answering Services Traded Business Services 561422 Telemarketing Bureaus and Other Contact Centers Traded Business Services 561431 Private Mail Centers Local Local Commercial Services 561439 Other Business Service Centers (including Copy Shops) Local Local Commercial Services 561440 Collection Agencies Local Local Financial Services 561450 Credit Bureaus Traded Financial Services
561491 Repossession Services Local Local Commercial Services 561492 Court Reporting and Stenotype Services Local Local Commercial Services 561499 All Other Business Support Services Traded Distribution and Electronic Commerce 561510 Travel Agencies Traded Hospitality and Tourism
561520 Tour Operators Traded Hospitality and Tourism
561591 Convention and Visitors Bureaus Traded Hospitality and Tourism 561599 All Other Travel Arrangement and Reservation Services Traded Hospitality and Tourism 561611 Investigation Services Local Local Commercial Services D-17
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
561612 Security Guards and Patrol Services Local Local Commercial Services 561613 Armored Car Services Local Local Commercial Services 561621 Security Systems Services (except Locksmiths) Local Local Commercial Services 561622 Locksmiths Local Local Commercial Services
561710 Exterminating and Pest Control Services Local Local Commercial Services 561720 Janitorial Services Local Local Commercial Services 561730 Landscaping Services Local Local Household Goods and Services 561740 Carpet and Upholstery Cleaning Services Local Local Household Goods and Services 561790 Other Services to Buildings and Dwellings Local Local Commercial Services 561910 Packaging and Labeling Services Traded Distribution and Electronic Commerce 561920 Convention and Trade Show Organizers Traded Business Services 561990 All Other Support Services Local Local Commercial Services 562111 Solid Waste Collection Local Local Logistical Services 562112 Hazardous Waste Collection Traded Environmental Services 562119 Other Waste Collection Traded Environmental Services 562211 Hazardous Waste Treatment and Disposal Traded Environmental Services 562212 Solid Waste Landfill Local Local Utilities
562213 Solid Waste Combustors and Incinerators Traded Environmental Services 562219 Other Nonhazardous Waste Treatment and Disposal Traded Environmental Services 562910 Remediation Services Local Local Utilities
562920 Materials Recovery Facilities Traded Environmental Services 562991 Septic Tank and Related Services Local Local Real Estate, Construction, and Development 562998 All Other Miscellaneous Waste Management Services Traded Environmental Services 611110 Elementary and Secondary Schools Local Local Education and Training 611210 Junior Colleges Traded Education and Knowledge Creation 611310 Colleges, Universities, and Professional Schools Traded Education and Knowledge Creation 611410 Business and Secretarial Schools Traded Education and Knowledge Creation 611420 Computer Training Traded Education and Knowledge Creation 611430 Professional and Management Development Training Traded Education and Knowledge Creation 611511 Cosmetology and Barber Schools Local Local Personal Services (Non-Medical) 611512 Flight Training Traded Education and Knowledge Creation 611513 Apprenticeship Training Traded Education and Knowledge Creation 611519 Other Technical and Trade Schools Local Local Education and Training 611610 Fine Arts Schools Local Local Education and Training 611620 Sports and Recreation Instruction Local Local Hospitality Establishments 611630 Language Schools Traded Education and Knowledge Creation 611691 Exam Preparation and Tutoring Traded Education and Knowledge Creation 611692 Automobile Driving Schools Local Local Education and Training 611699 All Other Miscellaneous Schools and Instruction Traded Education and Knowledge Creation 611710 Educational Support Services Traded Education and Knowledge Creation 621111 Offices of Physicians (except Mental Health Specialists) Local Local Health Services 621112 Offices of Physicians, Mental Health Specialists Local Local Health Services 621210 Offices of Dentists Local Local Health Services
621310 Offices of Chiropractors Local Local Health Services 621320 Offices of Optometrists Local Local Health Services 621330 Offices of Mental Health Practitioners (except Physicians) Local Local Health Services 621340 Offices of Physical, Occupational and Speech Therapists, and Audiologists Local Local Health Services 621391 Offices of Podiatrists Local Local Health Services D-18
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
621399 Offices of All Other Miscellaneous Health Practitioners Local Local Health Services 621410 Family Planning Centers Local Local Health Services 621420 Outpatient Mental Health and Substance Abuse Centers Local Local Health Services 621491 HMO Medical Centers Local Local Health Services
621492 Kidney Dialysis Centers Local Local Health Services 621493 Freestanding Ambulatory Surgical and Emergency Centers Local Local Health Services 621498 All Other Outpatient Care Centers Local Local Health Services 621511 Medical Laboratories Local Local Health Services 621512 Diagnostic Imaging Centers Local Local Health Services 621610 Home Health Care Services Local Local Health Services 621910 Ambulance Services Local Local Logistical Services 621991 Blood and Organ Banks Local Local Health Services 621999 All Other Miscellaneous Ambulatory Health Care Services Local Local Health Services 622110 General Medical and Surgical Hospitals Local Local Health Services 622210 Psychiatric and Substance Abuse Hospitals Local Local Health Services 622310 Specialty (except Psychiatric and Substance Abuse) Hospitals Local Local Health Services 623110 Nursing Care Facilities (Skilled Nursing Facilities) Local Local Health Services 623210 Residential Intellectual and Developmental Disability Facilities Local Local Health Services 623220 Residential Mental Health and Substance Abuse Facilities Local Local Health Services 623311 Continuing Care Retirement Communities Local Local Health Services 623312 Assisted Living Facilities for the Elderly Local Local Health Services 623990 Other Residential Care Facilities Local Local Health Services 624110 Child and Youth Services Local Local Community and Civic Organizations 624120 Services for the Elderly and Persons with Disabilities Local Local Community and Civic Organizations 624190 Other Individual and Family Services Local Local Community and Civic Organizations 624210 Community Food Services Local Local Community and Civic Organizations 624221 Temporary Shelters Local Local Community and Civic Organizations 624229 Other Community Housing Services Local Local Community and Civic Organizations 624230 Emergency and Other Relief Services Local Local Community and Civic Organizations 624310 Vocational Rehabilitation Services Local Local Education and Training 624410 Child Day Care Services Local Local Personal Services (Non-Medical) 711110 Theater Companies and Dinner Theaters Traded Performing Arts 711120 Dance Companies Traded Performing Arts
711130 Musical Groups and Artists Traded Performing Arts 711190 Other Performing Arts Companies Traded Performing Arts 711211 Sports Teams and Clubs Traded Hospitality and Tourism 711212 Racetracks Traded Hospitality and Tourism
711219 Other Spectator Sports Traded Hospitality and Tourism 711310 Promoters of Performing Arts, Sports, and Similar Events with Facilities Traded Performing Arts 711320 Promoters of Performing Arts, Sports, and Similar Events without Facilities Traded Performing Arts 711410 Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures Traded Performing Arts 711510 Independent Artists, Writers, and Performers Traded Performing Arts 712110 Museums Traded Hospitality and Tourism
712120 Historical Sites Traded Hospitality and Tourism
712130 Zoos and Botanical Gardens Traded Hospitality and Tourism 712190 Nature Parks and Other Similar Institutions Traded Hospitality and Tourism 713110 Amusement and Theme Parks Traded Hospitality and Tourism 713120 Amusement Arcades Traded Hospitality and Tourism D-19
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
713210 Casinos (except Casino Hotels) Traded Hospitality and Tourism 713290 Other Gambling Industries Traded Hospitality and Tourism 713910 Golf Courses and Country Clubs Local Local Hospitality Establishments 713920 Skiing Facilities Traded Hospitality and Tourism 713930 Marinas Traded Hospitality and Tourism
713940 Fitness and Recreational Sports Centers Local Local Hospitality Establishments 713950 Bowling Centers Local Local Hospitality Establishments 713990 All Other Amusement and Recreation Industries Traded Hospitality and Tourism 721110 Hotels (except Casino Hotels) and Motels Traded Hospitality and Tourism 721120 Casino Hotels Traded Hospitality and Tourism
721191 Bed-and-Breakfast Inns Traded Hospitality and Tourism 721199 All Other Traveler Accommodation Traded Hospitality and Tourism 721211 RV (Recreational Vehicle) Parks and Campgrounds Traded Hospitality and Tourism 721214 Recreational and Vacation Camps (except Campgrounds) Traded Hospitality and Tourism 721310 Rooming and Boarding Houses Traded Hospitality and Tourism 722310 Food Service Contractors Local Local Hospitality Establishments 722320 Caterers Local Local Hospitality Establishments
722330 Mobile Food Services Local Local Food and Beverage Processing and Distribution 722410 Drinking Places (Alcoholic Beverages) Local Local Hospitality Establishments 722511 Full-Service Restaurants Local Local Hospitality Establishments 722513 Limited-Service Restaurants Local Local Hospitality Establishments 722514 Cafeterias, Grill Buffets, and Buffets Local Local Hospitality Establishments 722515 Snack and Nonalcoholic Beverage Bars Local Local Hospitality Establishments 811111 General Automotive Repair Local Local Motor Vehicle Products and Services 811112 Automotive Exhaust System Repair Local Local Motor Vehicle Products and Services 811113 Automotive Transmission Repair Local Local Motor Vehicle Products and Services 811118 Other Automotive Mechanical and Electrical Repair and Maintenance Local Local Motor Vehicle Products and Services 811121 Automotive Body, Paint, and Interior Repair and Maintenance Local Local Motor Vehicle Products and Services 811122 Automotive Glass Replacement Shops Local Local Motor Vehicle Products and Services 811191 Automotive Oil Change and Lubrication Shops Local Local Motor Vehicle Products and Services 811192 Car Washes Local Local Motor Vehicle Products and Services 811198 All Other Automotive Repair and Maintenance Local Local Motor Vehicle Products and Services 811211 Consumer Electronics Repair and Maintenance Local Local Household Goods and Services 811212 Computer and Office Machine Repair and Maintenance Local Local Commercial Services 811213 Communication Equipment Repair and Maintenance Local Local Household Goods and Services 811219 Other Electronic and Precision Equipment Repair and Maintenance Local Local Industrial Products and Services 811310 Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Local Local Commercial Services 811411 Home and Garden Equipment Repair and Maintenance Local Local Commercial Services 811412 Appliance Repair and Maintenance Local Local Commercial Services 811420 Reupholstery and Furniture Repair Local Local Household Goods and Services 811430 Footwear and Leather Goods Repair Local Local Personal Services (Non-Medical) 811490 Other Personal and Household Goods Repair and Maintenance Local Local Personal Services (Non-Medical) 812111 Barber Shops Local Local Personal Services (Non-Medical) 812112 Beauty Salons Local Local Personal Services (Non-Medical) 812113 Nail Salons Local Local Personal Services (Non-Medical) 812191 Diet and Weight Reducing Centers Local Local Personal Services (Non-Medical) 812199 Other Personal Care Services Local Local Personal Services (Non-Medical) 812210 Funeral Homes and Funeral Services Local Local Health Services D-20
DRAFT
NAICS
2017
Adj.

Code Label
Traded vs
Local Cluster Name
812220 Cemeteries and Crematories Local Local Health Services 812310 Coin-Operated Laundries and Drycleaners Local Local Personal Services (Non-Medical) 812320 Drycleaning and Laundry Services (except Coin-Operated) Local Local Commercial Services 812331 Linen Supply Local Local Commercial Services
812332 Industrial Launderers Local Local Commercial Services 812910 Pet Care (except Veterinary) Services Local Local Personal Services (Non-Medical) 812921 Photofinishing Laboratories (except One-Hour) Local Local Personal Services (Non-Medical) 812922 One-Hour Photofinishing Local Local Personal Services (Non-Medical) 812930 Parking Lots and Garages Local Local Motor Vehicle Products and Services 812990 All Other Personal Services Local Local Personal Services (Non-Medical) 813110 Religious Organizations Local Local Community and Civic Organizations 813211 Grantmaking Foundations Local Local Community and Civic Organizations 813212 Voluntary Health Organizations Local Local Community and Civic Organizations 813219 Other Grantmaking and Giving Services Local Local Community and Civic Organizations 813311 Human Rights Organizations Local Local Community and Civic Organizations 813312 Environment, Conservation and Wildlife Organizations Local Local Community and Civic Organizations 813319 Other Social Advocacy Organizations Local Local Community and Civic Organizations 813410 Civic and Social Organizations Local Local Community and Civic Organizations 813910 Business Associations Local Local Community and Civic Organizations 813920 Professional Organizations Traded Education and Knowledge Creation 813930 Labor Unions and Similar Labor Organizations Local Local Community and Civic Organizations 813940 Political Organizations Local Local Community and Civic Organizations 813990 Other Similar Organizations (except Business, Professional, Labor, and Political Organiza Local Local Community and Civic Organizations 902611 1 Elementary and Secondary Schools (State Government) Local Local Education and Training 903611 1 Elementary and Secondary Schools (Local Government) Local Local Education and Training 902612 1 Colleges, Universities, and Professional Schools (State Government) Traded Education and Knowledge Creation 902619 1 All Other Schools and Educational Support Services (State Government) Traded Education and Knowledge Creation 903612 1 Colleges, Universities, and Professional Schools (Local Government) Traded Education and Knowledge Creation 903619 1 All Other Schools and Educational Support Services (Local Government) Traded Education and Knowledge Creation 902622 1 Hospitals (State Government) Local Local Health Services 903622 1 Hospitals (Local Government) Local Local Health Services 901149 3 US Postal Service Local Local Federal Government 901199 3 Federal Government, Civilian, Excluding Postal Service Local Local Federal Government 901200 3 Federal Government, Military Local Local Federal Government 902999 3 State Government, Excluding Education and Hospitals Local Local State Government 903999 3 Local Government, Excluding Education and Hospitals Local Local Government Notes: 1. Added industry to cluster group

2. 2012 to 2017 NAICS change

3. New created cluster
Source : Delgado, M., M.E. Porter, and S. Stern (2014), "Defining Clusters of Related Industries."; EMSI; TNDG D-21
DRAFT

APPENDIX E
EMSI Business Sector Adjustments by
Industry
DRAFT
DRAFT
Attachment 6. Construction of Structures Specific Plan Comparison Specific Plan
Construction of New Structures
Requirements Met Requirements NOT Met Changed in CBPSP? 1 Cypress Business & Professional
Center***
By-right/Staff committee/
City Council Staff committee Clarified
2 Cypress Corporate Center Master
Plan Staff committee Planning Director/Staff committee Clarified 3 Cypress View Limited Specific Plan Staff committee Staff committee No 4 Lusk-Cypress Industrial Park SP Staff committee No process established* Clarified 5 McDonnell Center Amended SP** City Council No process established* Clarified 6 Commercial Zoning Districts Staff committee City Council Not a part 7 Industrial Zoning Districts Staff committee City Council Not a part 8 Lincoln Avenue SP Staff committee No process established* Not a part 9 Warland/Cypress Business Center
SP Staff committee Staff committee Not a part
10 Cypress Business Park Specific
Plan Staff committee City Council N/A
* A project that does not meet the SP requirements would need to apply for a Specific Plan amendment through a City Council public hearing.
** A City Council public hearing is required to approve site plans and conditions of approval. The City Council does not have discretion to deny a project that complies with Specific Plan requirements. *** Approval process in this Specific Plan varies by land use and location.

Attachment 7. Land Use Process Specific Plan Comparison Specific Plan
Uses
Permitted
Uses
Conditionally
Permitted Uses Changed in CBPSP?
1 Cypress Business & Professional Center Staff City Council No 2 Cypress Corporate Center Master Plan Staff City Council No 3 Cypress View Limited Specific Plan Staff City Council No 4 Lusk-Cypress Industrial Park SP Staff City Council No 5 McDonnell Center Amended SP Staff City Council No
6 Commercial Zoning Districts Staff City Council Not a part 7 Industrial Zoning Districts Staff City Council Not a part 8 Lincoln Avenue SP Staff City Council Not a part
9 Warland/Cypress Business Center SP Staff City Council Not a part 10 Cypress Business Park Specific Plan Staff City Council N/A FINAL

INITIAL STUDY/

NEGATIVE DECLARATION

CYPRESS BUSINESS PARKS MODERNIZATION AND INTEGRATION PROJECT (SPECIFIC PLAN)

CYPRESS, CALIFORNIA
SCH NO. 2025030615
APRIL 2025
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F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA
P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» i

TABLE OF CONTENTS
TABLE OF CONTENTS ............................................................................................................................... i LIST OF ACRONYMS AND ABBREVIATIONS............................................................................................ iii

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

1.1 Index of Comments Received............................................................................................1-1

1.2 Format of Response to Comments ...................................................................................1-2

2.0 RESPONSE TO COMMENTS ............................................................................... 2-1

2.1 State Agencies...................................................................................................................2-3

2.2 Local Agencies.................................................................................................................2-15

2.3 Interested Parties............................................................................................................2-18

3.0 ERRATA............................................................................................................ 3-1

APPENDICES
A: DRAFT INITIAL STUDY/ NEGATIVE DECLARATION

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA

F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025
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F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA
P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» iii

LIST OF ACRONYMS AND ABBREVIATIONS
ALUC Airport Land Use Commission
ARTIC Anaheim Regional Transportation Intermodal Center Caltrans California Department of Transportation
CBPSP Cypress Business Park Specific Plan
CCR California Code of Regulations
CEC California Energy Commission
CEQA California Environmental Quality Act
City City of Cypress
CU Conditional Uses
CUP Conditional Use Permit
du/ac dwelling units per acre
FAR floor area ratio
GHG greenhouse gas
HCM Highway Capacity Manual
IS/ND Initial Study/Negative Declaration
NOI Notice of Intent
OC San Orange County Sanitation District
OCTA Orange County Transportation Authority
PD Planning Director
project Cypress Business Parks Modernization and Integration Project PU Permitted Uses; also Prohibited Uses
RTP/SCS Regional Transportation Plan/Sustainable Communities Strategy R/W right-of-way
SCAG Southern California Association of Governments
SHS State Highway System
TIA Traffic Impact Analysis
VMT vehicle miles traveled
ZEV zero emission vehicle

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA

F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025
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F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA
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1.0 INTRODUCTION
This section comprises the Final Initial Study/Negative Declaration (IS/ND) for the proposed Cypress Business Parks Modernization and Integration Project (Specific Plan) located in the southern portion of the City of Cypress (City), California. The purpose of this document is to respond to all comments received by the City regarding the environmental information and analyses contained in the IS/ND.

It is composed of an Errata (with strikethrough and underline text showing changes from the original text), comments received during the public review period, and responses to those comments. The Draft IS/ND and its appendices are included as Appendix A to this Final IS/ND.

Consistent with State CEQA Guidelines Section 15073 and in accordance with the City’s Local California Environmental Quality Act (CEQA) Procedures, a Notice of Intent (NOI) to adopt a Mitigated Negative Declaration was sent to responsible agencies and trustee agencies in addition to various public agencies, citizen groups, and interested individuals concerned with the project. In addition, the NOI was filed with the Orange County Clerk-Recorder and the State Clearinghouse on March 14, 2025.

The Draft IS/ND was circulated for public review for a period of 20 days, from March 14, 2025, to April 2, 2025. Copies of the Draft IS/ND were made available for public review at the Cypress City Hall (by appointment only) and on the City’s website for the proposed project. Comments were accepted for a period of 20 days to ensure adequate time for the general public and agencies to comment on the Draft IS/ND. Three comment letters were received during the public review period.

Comments were received from one State agency, one local agency, and one interested party.

The City is the Lead Agency under CEQA and is required to consider agency and public comments on the IS/ND. Although preparation of responses to comments on an IS/ND is not required, responses have been prepared.

Information provided in this Final IS/ND clarifies, amplifies, or makes minor modifications to the Draft IS/ND. No significant changes have been made to the information contained in the Draft IS/ND as a result of the responses to comments, and no significant new information has been added that would require recirculation of the Draft IS/ND (State CEQA Guidelines Section 15073.5).

1.1 INDEX OF COMMENTS RECEIVED
The following is an index list of the comments received on the IS/ND prior to the close of the public comment period. Each comment letter received is indexed with an alphanumeric code below.

Comment Letter Index
Comment Code Signatory Date
State Agencies
S-1 California Department of Transportation, District 12 (Caltrans) April 2, 2025 Local
L-1 Orange County Sanitation District (OC San) April 1, 2025 Interested Parties
IP-1 Allyssa J. Holcomb on behalf of Warland Investments Company and Affiliated Entities April 2, 2025

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA

F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025
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1.2 FORMAT OF RESPONSE TO COMMENTS
Responses to each of the comment letters are provided on the following pages. The comment index numbers are provided in the upper right-hand corner of each comment letter, and individual points within each letter are numbered along the right-hand margin of each letter. The City’s responses to each comment letter immediately follow the letter and are referenced by index numbers in the margins. As noted in some of the responses, a proposed Errata, with text revisions, has been prepared and provided as Section 3.0 of this Final IS/ND to provide corrections and clarifications to the Draft IS/ND.

F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA
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2.0 RESPONSE TO COMMENTS

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA

F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025
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F INAL INITIAL S TUDY /NEGATIVE DECLARATION
APRIL 2025

C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT

C YPRESS , C ALIFORNIA
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2.1 STATE AGENCIES

CALIFORNIA STATE TRANSPORTATION AGENCY
California Department of Transportation
DISTRICT 12
1750 East 4th Street, Suite l 00 I SANTA ANA, CA 92705
(657) 328-6000 I FAX (657) 328-6522 TTY 711
https://dot.ca.qov/caltrans-near-me/district-12
April 2, 2025
Ms. Alicia Velasco
Planning Director
City of Cypress
5275 Orange Avenue.

Cypress, CA. 90630
Dear Ms. Velasco,
File: LDR/CEQA
SCH: 2025030615
l 2-ORA-2025-02775
SR-39 PM l 0.635
SR-22 PM R2.294
SR-405 PM 22.251
SR-605 PM Rl .429

GAVIN NEWSOM, GOVERNOR
• •
lizltrans•
Thank you for including the California Department of Transportation [Caltrans) in the review of the Negative Declaration ( ND) for the Cypress Business Parks Modernization and Integration Project. The City of Cypress is proposing the Cypress Business Parks Modernization and Integration Project to consolidate and modernize five existing Specific Plans into a single comprehensive Specific Plan for the Cypress Business Parks.

Covering approximately 439 acres in southern Cypress, the project integrates the LuskCypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan and Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, and the Cypress Business and Professional Center Specific Plan.

The project aims to streamline land use regulations, update development standards [e.g., landscaping, signage, and lighting), modernize land use definitions, and improve project approval processes. While most land uses will remain unchanged, a small portion of the Specific Plan area will be amended to allow for high-density residential development (up to 60 dwelling units per acre) to support the City's Regional Housing Needs Assessment as required in the 2021-2029 Housing Element. The project requires approvals for a General Plan Amendment, Zoning Ordinance Amendment, and Specific Plan Amendment. If adopted, the Cypress Business Park Specific Plan will serve as the governing document for all future development within the area.

The land that is proposed to be included within the Specific Plan is in the southern portion of the City of Cypress within range County. The City of Cypress is ordered on the north by the cities of La Palma and Buena Park, on the east by the cities of Ana heim and Stanton, on the south a nd w est by the city of Los Alamitos, and on the west by the cities of Long Beac h, Hawaiian Gardens, and Lakewood. Regional access to the Specific Plan is provided by the San Gabriel River Freeway [Interstate 605) and the San Diego Freeway [Interstate 405) to the w est, and the Garden Grove Freeway "Improving lives and c o mmunities through transporta tion." S-1
S-1-1
City of Cypress
April 2, 2025