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
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
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
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.
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) 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:
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 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
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).
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)
2-1 SURROUNDING LAND USES
Cypress Business Park Specific Plan (CBPSP)
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)
2-2 EXISTING STREET CLASSIFICATIONS
Cypress Business Park Specific Plan (CBPSP)
Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP)
2-3 EXISTING TRUCK ROUTES
Cypress Business Park Specific Plan (CBPSP)
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.
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.
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.
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.
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)
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 –
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
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.
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.
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 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.
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 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
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 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.
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.
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
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.
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.
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.
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 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
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.
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.
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.
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.
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.
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.
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.
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.
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
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.
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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C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT
C YPRESS , C ALIFORNIA
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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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APRIL 2025
C YPRESS BUSINESS P ARKS MODERNIZATION AND I NTEGRATIO N P ROJECT
C YPRESS , C ALIFORNIA
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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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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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APRIL 2025
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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
(State Route [SR-] 22), and Beach Boulevard (SR-39). Local access is provided by Katella Avenue and West Cerritos Avenue (the east-west arterials) and Valley View Street to the north and south. The Cypress Business Park Specific Plan encompasses the land within the existing Business Park planning area, which includes the existing five Specific Plan areas (Lusk/Cypress Industrial Park Specific Plan, Cypress Corporate Center original and Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Cypress Business and the Professional Center Specific Plan). The proposed Specific Plan area is generally bounded by West Cerritos A venue to the north, Kat ell a A venue to the south, Knott A venue to the east, and Lexington Drive to the west, Specific Plan Area, Project Area and Regional Vicinity. The general land uses immediately surrounding the Specific Plan Area include a mix of residential and commercial uses to the north, and residential uses, and public parks to the south. The areas east and west of the Specific Plan are outside of the Cypress City limits. The surrounding areas within the vicinity of the Specific Plan consist of urban development. Farther south of the Specific Plan boundaries, across the Rossmoor Storm Channel, is the Joint Forces Training Base Los Alamitos.
State Route 39, State Route 22, State Route 405 and State Route 605 are all owned and operated by Caltrans. Therefore, Caltrans is a responsible agency on this project, and has the following comments:
l. On page 4-73 of the IS/ND, Caltrans looks forward to City's further discussion about existing transit services for all on local, intercounty and regional bus services including the connectivity to rail services from the nearest train stations provided by Metrolink and/ or Amtrak Pacific Surfliner to the proposed project locations.
2. Please provide discussion about City's multi modal mobility strategies and opportunities to connect and/or expand transit services locally and regionally.
3. Encourage the use of transit among future residents, visitors, and workers of the proposed areas of developments. Increasing multimodal transportation will lead to a reduction to congestion, Vehicle Miles Traveled and improve air quality.
4. During any construc tion, please ensure that appropriate detours and safety measures are in place that prioritize the mobility, access, and safety of bicyclists, pedestrians, and transit users.
5. Well-lit loading docks and parking spots improve safety. Delivery areas need to be clearly marked so delivery drivers are easily seen by either on-street traffic or delivery yard employees, other truck drivers, or warehouse operations (such as forklifts).
"Improving lives and communities thro ugh transportation." S-1-1
S-1-2
S-1-3
S-1-4
S-1-5
S-1-6
City of Cypress
April 2, 2025
6. Consider pricing strategies to incentivize and encourage greater use of ZEV trucks can reduce emissions for surrounding communities.
7. Please consider the creation of emergency plans that include emergency routes and paths, can alleviate congestion in the event of an emergency and allow EMS to easily access the site.
8. Consider installing bicycle parking for workers in order to encourage active transportation, especially in areas supported by transit.
9. Please provide electric charging stations for personal vehicle use. l 0. Support dedicated truck routes to decrease truck impacts to the local community.
11. Please consider Incident Response Plans which keep critical entrances open for emergency personnel. Plans should also include alternative local roads and highways, so roadways do not become congested during an emergency.
12. Consider including zero or near zero emissions infrastructure or electric shore power infrastructure for truck drivers and cargo handling equipment can reduce GHG and heat emissions.
13. Please consider leveraging strategic investments to maintain and modernize a multimodal freight transportation system with innovative approaches, including advanced technology to optimize integrated network efficiency, improve travel time reliability, and achieve sustainable congestion reduction.
14. Please note that future projects should not present adverse impacts to the overall transportation system including traffic circulation and the local State.
Highway Systems (SHS). If future developments disrupt or impede traffic circulation or the local State Highway System, Caltrans will request a Traffic Impact Analysis (TIA) of these assets. The TIA will also need to include existing and future average daily traffic volumes, traffic generation including peak hour, traffic distribution, Highway Capacity Manual (HCM) intersection analysis along with current and projected capacities of local street, and state highways or freeways including ramps that might be impacted.
15.When analyzing future proposed projects, please note potential short- and longterm traffic impacts with respect to regional vehicle miles traveled (VMT' s), please use the Governor's Office of Planning and Research Guidance to identify VMT related impacts.
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16. If future impact analysis leads to findings of significance on State facilities, please coordinate with Caltrans District 12 Local Development on development of a Traffic Mitigation Agreement or similar effort.
17.lf any future projects are developed within Caltrans right-of-way (R/W), a required discretionary review and approval by Caltrans and an encroachment permit will be required for any work within the Caltrans R/W prior to construction. Prior to submitting to Caltrans Permit's branch, applicant should fill out Applicant's Checklist to Determine Applicable Review Process (QMAP List) Form TR-0416 to determine if project oversight/coordination with Caltrans Project Manager is needed. For more information, please visit: Encroachment Permits I Caltrans. And for the Caltrans Encroachment Permits System, please use:
https://ceps.dot .ca.gov
Caltrans' mission is to improve lives and communities through transportation. Please continue to coordinate with Caltrans for any future developments that could potentially impact State transportation facilities. If you have any questions, please do not hesitate to contact Julie Lugaro at [email protected].
Sincerely,
Julie Lugaro for
Scott Shelley
Branch Chief,
LOR-Climate Change-Transit Planning
Caltrans, District 12
"Improving lives and communities thro ugh transportation." S-1-17
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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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2.1.1 California Department of Transportation (Caltrans) (S-1) Letter Code: S-1
Commenter: Scott Shelley, Branch Chief, LDR-Climate Change-Transit Planning, Caltrans, District 12 Date: April 2, 2025
Response to Comment S-1-1
This comment is introductory and provides a brief overview of project-related information contained in the Draft IS/ND.
The City of Cypress acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment S-1-2
This comment states that Caltrans looks forward to the City’s further discussion about existing transit services, including local, intercounty and regional bus services as well as connectivity to passenger rail services.
As stated in Section 4.17, Transportation, page 4-73, of the Draft IS/ND, the proposed Specific Plan would be consistent with regulations to promote pedestrian and bicycle pathways, transit, and other actions to decrease vehicle miles traveled (VMT) within the City as detailed in the Circulation Element of the City of Cypress General Plan. Additionally, as described further on page 4-73, new land uses allowed under the proposed Specific Plan would be generally similar to the land uses already allowed under the existing specific plans. As such, any future residential development or redevelopment on these properties would be analyzed on a project-by-project basis as design and layout of the projects are determined. Any trip generation or operational characteristics under the proposed Specific Plan would be similar to what is already allowed under the various existing specific plans. As such, the project would not conflict with transit planning efforts and would not result in any impacts related to transportation. Nevertheless, for purposes of disclosure, the City acknowledges that the proposed Specific Plan is currently served by two bus routes operated by the Orange County Transportation Authority (OCTA). OCTA Route 50 provides service to the Anaheim Regional Transportation Intermodal Center (ARTIC) station, approximately 9 miles east of the Specific Plan in Anaheim, via Katella Avenue.1 OCTA Route 123 provides service to the Buena Park station, approximately 5 miles northeast of the Specific Plan in Buena Park, via Valley View Street. 2 The Buena Park station provides Metrolink regional commuter rail service, and the ARTIC station provides both Amtrak and Metrolink rail service. Given that the description of the existing bus service in the vicinity of the proposed Specific Plan does not affect the analysis or conclusions in the IS/ND, no changes to the IS/ND are warranted. The City remains open to continued coordination with Caltrans to explore strategies that would enhance multimodal connectivity. 1 Orange County Transportation Authority (OCTA). 2025. System Map. February 9. Website: https://www. octa.net/ebusbook/RoutePdf/SystemMap.pdf?n=202411 (accessed April 10, 2025). 2 Ibid.
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» 2-9 Response to Comment S-1-3
This comment requests a discussion on the City's multimodal mobility strategies and the opportunities to connect and expand transit services both locally and regionally.
The City acknowledges this comment. Please refer to Response to Comment S-1-2. Additionally, as described in Response to Comment S-1-2, the proposed project would be consistent with the Circulation Element of the City of Cypress General Plan, which provides goals and policies to implement a balanced, functional, and efficient circulation system, and incorporate alternative modes of travel that allow for the safe movement of people and goods.
Response to Comment S-1-4
This comment encourages the use of transit among future residents, visitors, and workers of the proposed areas of developments. This comment also notes that increasing multimodal transportation will reduce traffic congestion and VMT and improve air quality.
The City acknowledges this comment. Please refer to Response to Comment S-1-2 and Response to Comment S-1-3.
Response to Comment S-1-5
This comment requests that appropriate detours and safety measures are in place that prioritize the mobility, access, and safety of bicyclists, pedestrians, and transit users during any construction.
The City acknowledges this comment. As discussed in Section 4.17, Transportation, pages 4-73 through 4-74, the proposed Specific Plan would not, in and of itself, result in transportation impacts, as it does not include any specific development or redevelopment proposal. Therefore, it would be inappropriate to incorporate any detours and/or safety measures, including those that would prioritize the mobility, access, and safety of bicyclists, pedestrians, and transit users during any construction, into the IS/ND. No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-6
This comment states that delivery areas need to be clearly marked so delivery drivers are easily seen by either on-street traffic or delivery yard employees, other truck drivers, or warehouse operations (such as forklifts).
The City acknowledges this comment. Please refer to Response to Comment S-1-5.
Response to Comment S-1-7
The comment requests that the proposed project consider pricing strategies to incentivize and encourage greater use of zero emission vehicle (ZEV) trucks that can reduce emissions for surrounding communities.
As described in Section 4.3, Air Quality, of the Draft IS/ND, the proposed project would result in less than significant impacts related to air quality. Therefore, no mitigation would be required to reduce air quality impacts. No changes have been made to the IS/ND in response to this comment.
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -10 Response to Comment S-1-8
This comment encourages the creation of emergency plans that include emergency routes and paths, which can alleviate congestion in the event of an emergency and allow emergency medical services to easily access the site.
As discussed in Section 4.9, Hazards and Hazardous Materials, page 4-43, the proposed project would permit/increase residential densities of up to 60 dwelling units per acre (du/ac) on two properties within the proposed Specific Plan Area. However, the properties are not located along an emergency evacuation route according to the emergency evacuation route map included in the City’s General Plan Safety Element (2001).
Additionally, all emergency evacuation activities are coordinated by the City’s Police Chief. The Police Chief would issue evacuation orders based on information gathered from emergency experts.
Evacuation operations would be conducted by law enforcement agencies, highway/road/street departments, and public and private transportation providers. As such, future development projects under the proposed Specific Plan would be required to conform with the adopted emergency response or evacuation plan set forth by the City. Additionally, as stated in Section 4.17 Transportation, pages 4-73 through 4-74, the City’s Circulation Element would improve emergency access throughout the City for police, fire, and emergency protection services by reducing long-term congestion. No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-9
This comment requests that the proposed project consider installing bicycle parking for workers in order to encourage active transportation, especially in areas supported by transit.
As stated in Section 4.17, Transportation, page 4-73, the proposed Specific Plan is consistent with regulations to promote pedestrian and bicycle pathways, transit, and other actions to decrease VMT within the City. Additionally, the proposed project does not include any specific development or redevelopment proposal. No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-10
This comment requests that the proposed project provide electric charging stations for personal vehicle use.
As described in Regulatory Compliance Measure (RCM) AQ-5 in Section 4.3, Air Quality, of the Draft IS/ND, all future residential development projects within the proposed Specific Plan would be required to comply with Title 24 of the California Code of Regulations (CCR) established by the California Energy Commission (CEC) regarding energy conservation and green-building standards.
Non-residential development projects within the proposed Specific Plan would also be required to comply with Title 24, which sets forth requirements pertaining to the provision of charging stations for electric vehicles. Because this information is already described in the IS/ND, no changes to the IS/ND are warranted in response to this comment.
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» 2-11 Response to Comment S-1-11
This comment requests that the proposed project support dedicated truck routes to decrease truck impacts to the local community.
The City acknowledges this comment. The City has established designated truck routes along its major arterials, including Katella Avenue and Valley View Street, in the vicinity of the proposed Specific Plan. It is assumed that truck trips associated with the proposed Specific Plan’s uses would utilize the City’s established truck routes. Additionally, future development under the Specific Plan would be subject to policies described in the Circulation Element of the General Plan, as well as other policies that promote reduction of VMT. As such, the proposed project would not create truck-related impacts on the local community. No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-12
This comment requests that the proposed project consider the inclusion of Incident Response Plans, which keep critical entrances open for emergency personnel. Plans should also include alternative local roads and highways so that roadways do not become congested during an emergency.
Please refer to Response to Comment S-1-8.
Response to Comment S-1-13
This comment requests that the proposed project consider including zero or near zero emissions infrastructure or electric shore power infrastructure for truck drivers and cargo handling equipment to reduce GHG and heat emissions.
As discussed in Section 4.8, Greenhouse Gas Emissions, page 4-38, future additional development allowed under the proposed Specific Plan would be evaluated for its potential to interfere with the Southern California Association of Governments’ (SCAG) ability to achieve the region’s greenhouse gas (GHG) reduction target of 19 percent below 2005 per capita emissions levels by 2035, and whether regional mobile emissions would decrease in line with the goals of the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Based on the nature of the proposed project, it is anticipated that implementation of the proposed project would not interfere with SCAG’s ability to implement the regional strategies outlined in the RTP/SCS. Additionally, future projects would be required to comply with Title 24 of the CCR established by the CEC regarding energy conservation and green-building standards. No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-14
This comment requests that the proposed project consider leveraging strategic investments to maintain and modernize a multimodal freight transportation system with innovative approaches, including advanced technology to optimize integrated network efficiency, improve travel time reliability, and achieve sustainable congestion reduction.
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -12 As stated in Section 4.17, Transportation, page 4-73, the proposed Specific Plan is consistent with the Circulation Element of the City of Cypress General Plan, which provides goals and policies to implement a balanced, functional, and efficient circulation system. The Specific Plan incorporates alternative modes of travel, including pedestrian and bicycle pathways, transit, and other actions to decrease VMT within the City.
The proposed project does not include any specific development or redevelopment proposals at this time and would not, in and of itself, result in transportation impacts. Any future development or redevelopment under the Specific Plan will be subject to policies described in the Circulation Element of the General Plan, as well as other policies that promote the reduction of VMT.
Any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines.
No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-15
This comment states that future projects should not present adverse impacts on the overall transportation system including traffic circulation and the State Highway System (SHS). If future developments disrupt or impede traffic circulation or the local State Highway System, Caltrans will request a Traffic Impact Analysis (TIA) of these assets. The TIA will also need to include existing and future average daily traffic volumes, traffic generation including peak hour, traffic distribution, Highway Capacity Manual (HCM) intersection analysis along with current and projected capacities of local street, and state highways or freeways including ramps that might be impacted.
Please refer to Response to Comment S-1-5. Additionally, as discussed in Section 4.17, Transportation, pages 4-73 through 4-74, future development under the Specific Plan would be subject to the policies described in the Circulation Element of the General Plan, as well as other policies that promote reduction of VMT. Any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines. No changes have been made to the IS/ND in response to this comment.
Response to Comment S-1-16
This comment states that when analyzing future proposed projects, please note potential short- and long-term traffic impacts with respect to regional vehicle miles traveled (VMT's), please use the Governor's Office of Planning and Research Guidance to identify VMT related impacts.
The City acknowledges this comment. Please refer to Response to Comment S-1-5 and Response to Comment S-1-15.
Response to Comment S-1-17
This comment states that if future impact analysis leads to findings of significance on State facilities, please coordinate with Caltrans District 12 Local Development on development of a Traffic Mitigation Agreement or similar effort.
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» 2-13 The City acknowledges this comment. The City will coordinate with Caltrans District 12 Local Development on development of a Traffic Mitigation Agreement if future impact analyses identify potentially significant impacts on State facilities.
Response to Comment S-1-18
This comment states that if any future projects are developed within Caltrans right-of-way (R/W), a required discretionary review and approval by Caltrans and an encroachment permit will be required for any work within the Caltrans R/W prior to construction. This comment provides the guidelines for submitting to Caltrans Permit's branch and provides a website link.
The City acknowledges this comment. Please refer to Response to Comment S-1-5.
Response to Comment S-1-19
This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future communications with Caltrans.
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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2.2 LOCAL AGENCIES
April 1, 2025
Alicia Velasco, Planning Director
City of Cypress, Planning Division
5275 Orange Avenue,
Cypress, CA 90630
SUBJECT: Cypress Business Parks Modernization and Integration Project - Notice of Intent to Adopt a Negative Declaration
_______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ Thank you for providing the Notice of Intent to Adopt a Negative Declaration for the Cypress Business Parks Modernization and Integration Project. The Orange County Sanitation District (OC San) has reviewed the Negative Declaration and would like to provide clarification regarding Section 4.10.1 – it states that “If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department.” A discharge permit will also need to be obtained from OC San if dewatered groundwater is being discharged to the sanitary sewer system.
If you have any questions, please contact Kevin Hadden, Principal Staff Analyst, Planning Division, at (714) 593-7462.
Justin Fenton
Engineering Manager
Planning Division
(714) 593-7386
AB:KH:op
https://ocsdgov.sharepoint.com/sites/Planning/CEQA Externally Generated/2025 Comment Letters/City of Cypress Response - Cypress Business Parks Modernization and Integration Project - Notice of Intent - 20250401.docx cc: Jason Daniel, OC San
Digitally signed by Justin
Fenton
Date: 2025.04.01
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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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2.2.1 Orange County Sanitation District (OC San) (L-1)
Letter Code: L-1
Commenter: Justin Fenton, Engineering Manager, Planning Division, OC San Date: April 1, 2025
Response to Comment L-1-1
This comment is introductory and provides contact information.
The City of Cypress acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment L-1-2
This comment provides input regarding Section 4.10.1, Hydrology and Water Quality, of the Draft IS/ND. The comment notes that a discharge permit would also need to be obtained from OC San if dewatered groundwater would be discharged to the sanitary sewer system.
clarify that a discharge permit from OC San would also be required if dewatered groundwater would be discharged to the sanitary sewer system. Please refer to Section 3.0, Errata, for a description of the revision to the Draft IS/ND. Adding clarification that a discharge permit would be required from OC San if certain circumstances were to occur represents a minor modification to the IS/ND. As such, the revisions made to the IS/ND in connection with this comment would not add significant new information to the document that would trigger the need to recirculate the Draft IS/ND.
Response to Comment L-1-3
This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future communications with OC SAN.
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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2.3 INTERESTED PARTIES
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Allyssa J. Holcomb
Direct Dial No.
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Email Address
[email protected]
March 27, 2025
(714) 384-4300 www.garrettllp.com
{10884989.6} Address: 3200 Bristol Street, Suite 850, Costa Mesa, CA 92626 AZ) VIA EMAIL ([email protected])
City of Cypress, Planning Division
5275 Orange Avenue
Cypress, California 90630
Attn: Alicia Velasco, Planning Director
Re: Draft Cypress Business Park Specific Plan Amendment and Modernization Effort Dear Ms. Velasco:
As you know, this firm represents Warland Investments Company and affiliated entities (collectively, “Warland”). We are submitting this letter on behalf of Warland in response to the draft Cypress Business Park Specific Plan (“Specific Plan”) and Proposed Cypress Zoning Ordinances Definitions (“Definitions”) prepared by the City of Cypress (“City”). The City recently prepared an Initial Study (“Initial Study”) and draft Negative Declaration (“ND” and, collectively with the Initial Study, “IS/ND”) in connection with the proposed Specific Plan, and we understand the Specific Plan will be submitted to City Council for approval following the expiration of the April 2, 2025 comment period for the IS/ND.
Warland appreciates the City providing the draft Specific Plan to Warland for its review and comment.
While Warland has not had the opportunity to review in detail the materials submitted in connection with the IS/ND, this letter outlines some of the high-level issues and questions that Warland has regarding the Specific Plan.
As you are well aware, Warland has two major concerns regarding any change to the current specific plan:
• First, any change that allows ANY type of last-mile or middle-mile delivery of goods from the Cypress Business Park into the surrounding neighborhoods (logistics) will result in a significant increase of traffic and will likely create a backlash from Cypress residents that will undermine the long-term viability of the Business Park.
• Second, any change that strips the City Council of current decision-making powers and vests those decisions in the hands of unelected staff is unacceptable.
With those two concerns in mind, here are the major issues we identified regarding the proposed Specific Plan:
1. There is significant overlap between the proposed definitions of “Distribution” and “Logistics facility” as defined in the Definitions, and a lack of objective criteria to distinguish one from the other.
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Alicia Velasco, Planning Director
March 27, 2025
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2. Logistics facilities are not prohibited by the proposed Specific Plan (contrary to what has previously been stated both publicly and privately by City officials).
3. The City Council’s discretion related to administrative determinations and interpretations by the Planning Director related to land use is unclear.
4. The proposed Specific Plan fails to include floor area ratio (FAR) limits for Business Park (Industrial) parcels.
Warland’s concerns regarding the above issues are explained in more detail below, along with questions arising from those concerns.
1. LACK OF DISTINCTION BETWEEN PROPOSED DEFINITIONS OF DISTRIBUTION AND LOGISTICS.
As an initial matter, there appears to be significant overlap between the proposed definitions of “Distribution” and “Logistics facility” set forth in the Definitions, and there are no clear and unequivocal objective elements distinguishing one from the other:
“Distribution. A building or facility which serves as a central location for the short-term handling and transfer of goods, materials, or merchandise intended for 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. Although storage of goods does occur, it is a secondary function to their movement.”
“Logistics facility. A specialized site that coordinates storage, order fulfillment, processing, and transportation services for various products and finished consumer goods. These facilities are engineered for high-capacity and 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 facilities, logistics centers emphasize not only the movement of goods but also comprehensive management of inventory, returns, and overall supply chain operations.”
As you are aware, concerns about potential “logistics uses” within the Cypress Business Park have been raised during public meetings in recent months, and your attempts to clarify the distinction were not totally effective. It is clear that there is significant overlap between the two. For example, during the November 18, 2024 City Council meeting, (“November 18 Meeting”), you defined third-party logistics as “businesses that provide short-term storage and fulfillment services for finished consumer goods,” which definition actually aligns more closely with Distribution as defined in the Definitions, which describe the “short-term handling and transfer of goods.” During that meeting, you also said that “first party logistics would generally be considered distribution” and “distribution or what you would maybe call first party logistics are the fulfillment of your own orders.” However, the proposed Definitions make no distinction between first-party logistics (1PL) and third-party logistics (3PL).
Ultimately, the definitions of “Distribution” and “Logistics facility” set forth in the Definitions create substantial uncertainty for residents, the City Council, and current and future operators within the City.
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Alicia Velasco, Planning Director
March 27, 2025
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• As written, the City would have incredibly broad discretion to deem one use “Distribution” and another “Logistics facility” based on the subjective determination of the Planning Department, rather than objective criteria that can be consistently applied.
Please explain how the City derived the proposed defined terms “Distribution” and “Logistics facility” set forth in the Definitions (including any examples of where the same definitions are used in other municipalities or otherwise), as well as what the City was trying to accomplish by creating separate definitions for those uses
2. LOGISTICS FACILITIES NOT PROHIBITED BY SPECIFIC PLAN It is unclear why “Logistics facility” is defined at all since that term is never actually used in the Specific Plan. In fact, the word “logistics” is only used once in an introductory paragraph in Section 1.4. Since the term is never used again, it is impossible to determine why the City defined “Logistics facility” at all – particularly in light of how interchangeable the definition is with Distribution.
Every other defined term in the Definitions is referenced in Table 4.2.2 (Land Uses and Permit Requirements) of the Specific Plan, which sets forth in detail the Permitted Uses (PU), Conditional Uses (CU), Prohibited Uses (PU), and Uses Requiring Planning Director Approval (PD); however, “Logistics facility” is the single definition that is not. This is notwithstanding that the City has repeatedly, both privately and publicly, stated that logistics uses are not permitted in the City. Again during the November 18 Meeting, you said that “third party logistics are not allowed under the [McDonnell Center Amended] Specific Plan or anywhere in the City for that matter.” • In fact, during the November 18 Meeting, you also assured the City Council members that “in the modernization we will be recommending that logistics be identified as a specifically prohibited use and then distribution as a conditional, no change to that.” However, the modernized Specific Plan does not prohibit a logistics use, and is instead completely silent on the matter.
In the absence of a clear and unambiguous definition of a “Logistics facility” or a prohibition on a logistics use, there are two potential workarounds for a potential logistics user to receive approval to operate in the City per the draft Specific Plan:
(a) By claiming the proposed use is “Distribution”, which likely would not be difficult given the similarities between the definitions discussed above; or (b) By the Planning Director approving the proposed use as “similar with the intent of the district as determined by the Planning Director” per the “PD” category set forth in Table 4.2.2. If Distribution is permitted, then as defined in the Definitions, a “Logistics facility” is unquestionably a similar use.
Please clarify if it is the City’s position that the Specific Plan, as written, unambiguously prohibits Logistics facilities of any kind. If so, please explain.
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Alicia Velasco, Planning Director
March 27, 2025
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3. CITY COUNCIL DISCRETION RELATED TO ADMINISTRATIVE DETERMINATIONS BY
PLANNING DIRECTOR IS UNCLEAR
The introductory paragraph for Table 4.2.2 provides that the Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council.
Please clarify whether the right of City Council (and/or the public) to approve and/or comment on a proposed project will be limited to appeal cases only. If so, please advise if the Planning Director’s discretion to make administrative determinations and interpretations regarding land uses will be subject to any objective standards or public notice requirements.
4. FAILURE TO INCLUDE FLOOR AREA RATIO FOR BUSINESS PARK (INDUSTRIAL)
PARCELS
The Specific Plan does not appear to include a floor area ratio (FAR) or lot coverage limits for properties designated as “Business Park”, which is the land use designation with the heaviest permitted industrial use in the Cypress Business Park. Pages 4-4 and 4-5 of the ND prepared in connection with the Specific Plan explicitly state that the Specific Plan will not change the maximum buildable floor area or amend the FAR limit within the area covered by the Specific Plan; however, that is not accurate. The area covered by the McDonnell Center Amended Specific Plan, for example, provides that the FAR shall not exceed
1.0:1 for any lot. The covered area is located east of Walker Street, but the Specific Plan only retains the FAR limit for properties located west of Walker Street. • The failure to specify FAR limits for all of the parcels located east of Walker Street, which constitute the majority of Cypress Business Park and could be mostly comprised of industrial buildings, could have profound impacts on the City and its residents. Overbuilding on those lots with large warehouses and the associated heavy truck or van usage would have a substantial negative impact on the environmental and overall health of the residents, and would also create the look and feel of an industrial zone.
• Further, any conclusion of no impact or less than significant impact under the ND that relies on the inaccurate assumption that there will be no changes in the maximum buildable floor area or amendments to FAR limits resulting from the Specific Plan must be corrected.
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Alicia Velasco, Planning Director
March 27, 2025
{10884989.6}
It is unclear what the intended floor area ratio (FAR) or lot coverage limits will be for property located east of Walker Street, if any, which is where all of the parcels designated as “Business Park” (i.e., industrial) are located, so please clarify. If the City intends to remove FAR or lot coverage limits for those parcels, please explain the reasoning behind that decision.
It is incumbent on the City, in choosing to modernize the Cypress Business Park’s existing specific plans, to be transparent and clear with the residents of Cypress and the members of the City Council. We are confident that once these issues have been properly addressed, the Specific Plan will be compatible with the goals of the City and be instrumental to the business park’s continued success.
In an abundance of caution, Warland reserves all rights and remedies. We appreciate your time and consideration on these matters.
Regards,
Allyssa J. Holcomb
cc: City Clerk of the City of Cypress (via email)
Peter Grant, City Manager, City of Cypress (via email)
Mayor David Burke, City Council, City of Cypress (via email) Mayor Pro Tem Leo Medrano, City Council, City of Cypress (via email) Council Member Kyle Chang, City Council, City of Cypress (via email) Council Member Scott Minikus, City Council, City of Cypress (via email) Council Member Bonnie Peat, City Council, City of Cypress (via email) Fred Galante, Esq., City Attorney, City of Cypress (via email) Mr. Carl W. Robertson, Jr., Warland Investments Company (via email) Ms. Hope Warschaw, Warland Investments Company (via email) Mr. Jim Brulte, California Strategies, LLC (via email)
Mr. John Withers, California Strategies, LLC (via email) Mr. Michael Nytzen, Paul Hastings (via email)
Lana H. Sammons, Esq. (via email)
IP-1-19
IP-1-20
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -28
2.3.1 Allyssa J Holcomb on Behalf of Warland Investments Company and Affiliated Entities Letter Code: IP-1
Date: April 2, 2025
Response to Comment IP-1-1
This comment provides introductory remarks and summarizes the proposed project.
The City of Cypress acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment IP-1-2
This comment claims that the City failed to meet its requirements as a lead agency under CEQA because the IS/ND (a) relied on inaccurate assumptions of objective development standards, which resulted in a fatal contradictory conclusion, and (b) failed to adequately define the "Project". This comment also advises that the City must revise and recirculate the IS/ND to correct these fundamental issues, so that the City Council Members and the public understand the full and actual implications of the proposed Specific Plan.
The Draft IS/ND for the proposed project was prepared in accordance with CEQA and the State CEQA Guidelines, ensuring a thorough evaluation of the project's potential environmental impacts.
The methodologies used in preparing the Draft IS/ND were prepared using the most current methodologies and are consistent with applicable City and County of Orange guidelines. Additions and corrections made to the Draft IS/ND are presented in the Errata provided in Section 3.0, Errata, of this Final IS/ND. Revising the Draft IS/ND to clarify that the proposed Specific Plan would include a nominal 5-foot increase in the maximum building height within a small portion of the overall area that it would cover represents a minor modification to the IS/ND. As such, the revisions made to the IS/ND in connection with this comment would not add significant new information to the document that would trigger the need to recirculate the Draft IS/ND.
Response to Comment IP-1-3
This comment asserts that the IS/ND inaccurately concludes that the proposed Specific Plan would not change the maximum building heights or floor area within the Specific Plan area. The comment claims that the proposed Specific Plan would increase both the maximum allowable building height and the maximum allowable floor area. Specifically, the comment notes that the height would increase from 50 feet to 55 feet within the Lusk/Cypress Industrial Park Specific Plan area and from 40 feet to 55 feet within the portion of the Cypress Corporate Center Specific Plan area that adjoins the Stanton Storm Channel.
Additionally, the comment notes that the City’s undated letter to the Orange County Airport Land Use Commission (ALUC), which was received by the ALUC on January 28, 2025, acknowledges the proposed increase in building height within the Lusk/Cypress Industrial Park (PC-1 zone); however, the commenter claims that the letter fails to mention the proposed height increase in the Cypress Corporate Center Specific Plan area.
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» 2-29 The City acknowledges this comment. When City staff developed the proposed Specific Plan, the objective was to consolidate five existing Specific Plans into a single, cohesive document that establishes a unified vision for the entire business park. The Specific Plan modernizes development standards while preserving the core intent of the original plans. As part of this effort, staff evaluated the maximum building heights allowed under the existing Specific Plans, which varied from none to 50 feet, 55 feet, and 99 feet. To ensure consistency across the Specific Plan area east of Walker Street, staff proposed a uniform maximum height. Recognizing that increasing the height limit to 99 feet throughout the Business Park could raise concerns with the ALUC, staff determined that setting a 55-foot height limit offered a reasonable compromise. This approach aligns with ALUC’s goals while establishing consistency across the business parks. This change would reduce the maximum building height in the McDonnell Center Specific Plan area by 44 feet; however, it would also increase the height limit in the Lusk-Cypress Industrial Park area by 5 feet. The Draft IS/ND has been revised to clarify that the proposed Specific Plan would include this nominal increase in the building height limit within a small portion of the overall area that it would cover. Given the minimal nature of this 5-foot increase and the robust setback requirements that would apply to the land that is currently within the Lusk-Cypress Industrial Park (a minimum 40-foot setback would be required for properties adjacent to residential uses), it is not expected to result in any negative impacts on adjacent properties. Importantly, the clarification of this height adjustment would not affect the environmental analysis contained in the IS/ND.
Additionally, the Cypress Corporate Center Specific Plan includes a provision limiting building heights to two stories and a maximum of 40 feet for properties adjacent to the Stanton Storm Channel.
While this standard applied to a limited area within one of the five original Specific Plans, it was not initially carried forward into the proposed Specific Plan as staff focused on establishing uniform development standards across the business park. However, upon further review, staff recognized the value of retaining this standard to maintain compatibility with adjacent uses. The Draft IS/ND has been revised to clarify that this provision would be included in the proposed Specific Plan.
Please refer to Section 3.0, Errata, for a description of the revision to the Draft IS/ND. Adding clarification that the existing building height limits that apply to properties adjacent to the Stanton Storm Channel within the Cypress Corporate Center Specific Plan would be carried forward into the proposed Specific Plan represents a minor modification to the IS/ND. As such, the revisions made to the IS/ND in connection with this comment would not add significant new information to the document that would trigger the need to recirculate the Draft IS/ND.
Response to Comment IP-1-4
This comment alleges that the proposed Specific Plan would significantly increase the maximum allowable Floor Area Ratio (FAR) within the Cypress Business & Professional Center Specific Plan area, raising the maximum FAR from a range of 0.45:1 to 0.82:1 to a new limit of 1.0:1. The comment claims that the proposed Specific Plan fails to establish any maximum FAR for properties designated as "Business Park," particularly in areas east of Walker Street. The comment also mentions that these properties, which could be developed with large industrial facilities, currently have FAR limits ranging from 0.5:1 to 1.0:1. By omitting FAR limits entirely for these areas, the commenter claims that the proposed Specific Plan risks allowing building sizes to be determined solely by height and setback requirements, potentially leading to buildings far exceeding the current FAR limits. The commenter claims that the apparent lack of FAR restrictions could result in
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -30 overdevelopment, especially for logistics and distribution uses, creating an industrial environment that could negatively impact the City’s aesthetics and character, transforming it into an industrial logistics hub instead of a balanced residential community. This could lead to significant impacts on the City and its residents, as seen in other areas of Orange County where overbuilding in key corridors has resulted in unattractive streetscapes.
The comment also states that removing FAR limits would benefit industrial developers only. For residents and long-term investors like Warland, the elimination of a maximum FAR would create an unacceptable risk of compromising quality of life by increasing traffic and greenhouse gas emissions. impairing health and air quality and fundamentally altering the City's character as an attractive resident-friendly place to work and live.
The City acknowledges this comment. The City’s General Plan establishes FAR limits for the entire City. Currently, the maximum FAR for all non-residential uses in each of the five original Specific Plans is 1:1 (1.0). The proposed Specific Plan would retain the maximum FAR at 1:1 without any increase. The City has identified an inconsistency in Table 4.3.2 in the proposed Specific Plan, which provides development standards that would apply to the areas within the proposed Specific Plan west of Walker Street, that lists a maximum FAR; however, Table 4.3.1, which provides development standards that would apply to areas east of Walker Street, does not. To resolve this, a clarifying note has been added to both tables in the proposed Specific Plan explaining that the maximum FAR for nonresidential uses can be found in the Land Use Element of the City’s General Plan.
As described above, the City’s General Plan establishes a maximum FAR of 1.0. The comment above seems to confuse areas of the City which have a General Plan Land Use Designation of Light Industrial with the land that would be included in the proposed Specific Plan. The City’s Light Industrial Land Use Designation has a maximum FAR of 0.5:1; however, it would not apply to the area within the proposed Specific Plan. The proposed project would include the following land uses as shown in Figure 2-6 of the IS/ND, Cottonwood Church, Mixed-Use Commercial/High Density Residential, Mixed-Use Commercial/Senior Housing, Professional Office/Hotel and Support Commercial Business Park, Commercial, Professional Office, Mixed-Use Business Park, Mixed Use Business Park/General Retail Commercial. Additionally, the land within the proposed Specific Plan area would have a FAR of 1:1, consistent with the General Plan. Under the proposed Specific Plan, all non-residential properties would continue to have a maximum FAR of 1:1. Because the IS/ND already correctly states that the proposed Specific Plan would not remove or otherwise modify existing FAR limits, no changes to the IS/ND are warranted in response to this comment.
Response to Comment IP-1-5
This comment outlines the requirement under CEQA to recirculate a negative declaration. This comment also claims that the IS/ND assumes that the proposed Specific Plan would not change the maximum building heights and FAR limits; however, the commenter asserts that the proposed Specific Plan would increase the maximum building heights and FAR limits. The comment also suggests that the project must be revised to address those effects, as well as any other environmental impacts resulting from the height and FAR increases, and to correct the contradictions between the proposed Specific Plan and 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
P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-31 Please refer to Response to Comment IP-1-3 and Response to Comment IP-1-4. As described in Response to Comment IP-1-3, the Draft IS/ND has been revised to clarify that the proposed Specific Plan would result in a modest 5-foot increase in the maximum building height limit that applies within the Lusk-Cypress Industrial Park and that the existing building height limits that apply to properties adjacent to the Stanton Storm Channel within the Cypress Corporate Center Specific Plan would be carried forward into the proposed Specific Plan. Further, Response to Comment IP-1-4 explains that the IS/ND already correctly states that the proposed Specific Plan would not remove or otherwise modify existing FAR limits. None of the revisions made to the IS/ND in connection with Response to Comment IP-1-3 would add significant new information to the document that would trigger the need to recirculate the Draft IS/ND.
Response to Comment IP-1-6
This comment outlines the definition of a project per CEQA guidelines. The comment claims that the project description in the IS/ND fails to identify the proposed building height and FAR increases and vaguely explains that the proposed Specific Plan "aims to streamline land use regulations, update development standards (e.g., landscaping, signage, and lighting), modernize land use definitions, and improve project approval processes." This comment also claims that the "Project" to be evaluated by the City should have included these significant changes to the development standards in the City, which would have required an analysis of the potential impacts resulting from the additional height and floor area that would be allowed pursuant to the proposed Specific Plan.
The City acknowledges this comment. Please refer to Response to Comment IP-1-2, Response to Comment IP-1-3, and Response to Comment IP-1-4. No changes to the IS/ND are warranted in response to this comment.
Response to Comment IP-1-7
This comment asserts that the City Councilmembers, as well as the City's residents, are entitled to clear, accurate and unambiguous information regarding the actual impacts of the proposed Specific Plan, including, without limitation, the changes to the maximum building heights and buildable floor area limits. This comment also recommends that the City revise and recirculate the proposed Specific Plan and IS/ND to comply with its CEQA obligations and to provide the City Council and residents clear and accurate information with which they can make their decisions.
Please refer to Response to Comment IP-1-2, Response to Comment IP-1-3, and Response to Comment IP-1-4. As described in Response to Comment IP-1-3, the IS/ND has been revised to clarify that the proposed Specific Plan would include a nominal 5-foot increase in the maximum building height limit that applies within the Lusk-Cypress Industrial Park and that the existing building height limits that apply to properties adjacent to the Stanton Storm Channel within the Cypress Corporate Center Specific Plan would be carried forward into the proposed Specific Plan. Further, the Response to Comment IP-1-4 explains that the IS/ND already correctly states that the proposed Specific Plan would not remove or otherwise modify existing FAR limits. None of the revisions made to the IS/ND in connection with Response to Comment IP-1-3 would add significant new information to the document that would trigger the need to recirculate the Draft IS/ND.
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -32 Response to Comment IP-1-8
This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future communications with Warland Investments Company and Affiliated Entities.
Response to Comment IP-1-9
This comment provides introductory remarks and summarizes the proposed project.
The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment IP-1-10
This comment raises the following concerns regarding any potential changes to the existing specific plans: (1) any change that allows any type of last-mile or middle-mile delivery of goods from the Cypress Business Park into the surrounding neighborhoods (logistics) will result in a significant increase of traffic and will likely create a backlash from Cypress residents that will undermine the long-term viability of the Business Park; and (2) any change that strips the City Council of current decision-making powers and vests those decisions in the hands of unelected staff is unacceptable.
The City acknowledges this comment. The City shares Warland’s concerns about the potential impacts of last-mile and middle-mile delivery operations on nearby properties. The proposed Specific Plan would not allow logistics operations of this nature. Additionally, the proposed Specific Plan would not remove or diminish the City Council’s existing decision-making authority. The proposed Specific Plan would authorize the Planning Director to make administrative determinations and interpretations regarding land uses, consistent with the Cypress Zoning Ordinance. This authority is typical of zoning ordinances. Any such determination is subject to appeal to the City Council, in accordance with the procedures outlined in the Cypress Zoning Ordinance. The Planning Director’s discretion is not unlimited and must be guided by the purpose, intent, and regulatory framework established in the proposed Specific Plan. No changes to the IS/ND are warranted in response to this comment.
Response to Comment IP-1-11
This comment claims that there is significant overlap between the proposed definitions of “Distribution” and “Logistics facility” as defined in the Definitions section of the proposed Specific Plan and a lack of objective criteria to distinguish one from the other. The comment also claims that Logistics facilities are not prohibited by the proposed Specific Plan, which the commenter claims contradicts what has previously been stated both publicly and privately by City officials. The comment argues that the City Council’s discretion related to administrative determinations and interpretations by the Planning Director related to land use is unclear. Lastly, this comment claims that the proposed Specific Plan fails to include FAR limits for Business Park (Industrial) parcels.
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» 2-33 The City acknowledges this comment. The City, in coordination with its land-use experts, reviewed existing definitions of “logistics” and “distribution” uses across many government agencies; however, it should be noted that neither of these terms are currently defined in the Cypress Municipal Code. Providing definitions for land use types makes it easier to understand what is and is not permitted. Since it is impossible to predict every specific type of business (and associated land use) that may seek to locate within an area, it is important for the Municipal Code to provide guidance on what is and is not permitted. These definitions provide that guidance. The definitions were further refined by the Business Park Specific Plan Advisory Committee, which is comprised of industry professionals. The definitions are distinct in that logistics provide fulfillment, processing, and transportation services for various products and finished consumer goods. All proposed distribution facilities would require a Conditional Use Permit (CUP) to operate within the proposed Specific Plan, which is a permit authorized by the City Council following a duly-noticed public hearing process. The CUP review process would provide a transparent review process in which the public would be able to participate and share any concerns with the City Council prior to its deliberations.
As described in Response to Comment IP-1-4, the IS/ND has been revised to clarify that the proposed Specific Plan would not eliminate any existing FAR limitations within the City. None of the revisions made to the IS/ND would add significant new information to the document that would trigger the need to recirculate the Draft IS/ND.
Response to Comment IP-1-12
This comment highlights concerns regarding potential overlap between the proposed definitions of “Distribution” and “Logistics facility” in the proposed Specific Plan. The comment claims that there are no clear, objective distinctions between the two definitions, as both describe activities related to the handling, transfer, and storage of goods. The “Distribution” definition focuses on short-term handling and transfer of goods, while the “Logistics facility” definition includes storage, order fulfillment, and supply chain management. The comment claims that during a City Council meeting on November 18, 2024, attempts to clarify the distinction between logistics and distribution were ineffective, with definitions provided that more closely align with distribution activities. Additionally, the comment alleges a lack of differentiation between first-party logistics (1PL) and third-party logistics (3PL), which further complicates the distinction between the two terms. Finally, the comment claims that the definitions of “Distribution” and “Logistics facility” set forth in the Definitions section of the proposed Specific Plan create substantial uncertainty for residents, the City Council, and current and future operators within the City.
Please refer to Response to Comment IP-1-11, above. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment IP-1-13
This comment requests an explanation on how the City derived the proposed defined terms “Distribution” and “Logistics facility” set forth in the Definitions (including any examples of where the same definitions are used in other municipalities or otherwise), as well as what the City was trying to accomplish by creating separate definitions for those uses.
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -34 Please refer to Response to Comment IP-1-11. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment IP-1-14
This comment states that every other defined term in the Definitions section of the proposed Specific Plan is referenced in Table 4.2.2 (Land Uses and Permit Requirements) of the proposed Specific Plan, which sets forth in detail the Permitted Uses (PU), Conditional Uses (CU), Prohibited Uses (PU), and Uses Requiring Planning Director Approval (PD); however, “Logistics facility” is the single definition that is not. The comment claims that the City has repeatedly, both privately and publicly, stated that logistics uses are not permitted in the City. The comment notes that, during the November 18 Meeting, the City stated that “third party logistics are not allowed under the [McDonnell Center Amended] Specific Plan or anywhere in the City for that matter.” The comment states that during the November 18 Meeting, the City also assured the City Council members that “in the modernization we will be recommending that logistics be identified as a specifically prohibited use and then distribution as a conditional, no change to that.” However, the commenter claims that the proposed Specific Plan does not appear to prohibit logistics uses.
The definition of “Logistics facility” was included in the proposed Specific Plan to help differentiate higher-intensity, e-commerce-driven operations from more traditional distribution uses. Logistics facilities were intentionally excluded from Table 4.2.2 (Land Use and Permit Requirements) in the proposed Specific Plan to signal that it is a prohibited use. This approach aligns with standard zoning practices, where uses that are defined but not listed in a land use table are typically considered prohibited. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment IP-1-15
This comment claims that, in the absence of a clear and unambiguous definition of a “Logistics facility” or a prohibition on a logistics use, there are two potential workarounds for a potential logistics user to receive approval to operate in the City per the proposed Specific Plan: (a) by claiming the proposed use is “Distribution”, which likely would not be difficult given the similarities between the definitions discussed above; or (b) by the Planning Director approving the proposed use as “similar with the intent of the district as determined by the Planning Director” per the “PD” category set forth in Table 4.2.2. If Distribution is permitted, then as defined in the Definitions section of the proposed Specific Plan, a “Logistics facility” is unquestionably a similar use. The commenter requests clarification of the City’s position that the proposed Specific Plan, as written, unambiguously prohibits Logistics facilities of any kind.
This comment also claims that, during the November 18, 2024, City Council meeting, the City assured the City Council that logistics uses would be specifically prohibited and distribution uses would be conditional, with no changes to that approach. However, the commenter claims that the proposed Specific Plan does not appear to prohibit logistics facilities.
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» 2-35 The City acknowledges this comment. Please refer to Response to Comment IP-1-14, above. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required.
Response to Comment IP-1-16
This comment states that the introductory paragraph for Table 4.2.2 in the proposed Specific Plan provides that the Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council. The comment requests clarification regarding whether the right of City Council (and/or the public) to approve and/or comment on a proposed project will be limited to appeal cases only. This comment also asks if the Planning Director’s discretion to make administrative determinations and interpretations regarding land uses will be subject to any objective standards or public notice requirements.
The City acknowledges this comment. The proposed Specific Plan would authorize the City’s Planning Director to make administrative determinations and interpretations regarding land uses, consistent with the Cypress Zoning Ordinance. This authority is typical of zoning ordinances. Any such determination is subject to appeal to the City Council, in accordance with the procedures outlined in the Cypress Zoning Ordinance. The Planning Director’s discretion is not unlimited and must be guided by the text, purpose, intent, and regulatory framework established in the proposed Specific Plan. This comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND; therefore, no further response is required.
Response to Comment IP-1-17
This comment states that the proposed Specific Plan does not appear to include FAR or lot coverage limits for properties designated as “Business Park”, which is the land use designation with the heaviest permitted industrial use in the Cypress Business Park. The comment claims that pages 4-4 and 4-5 of the IS/ND explicitly state that the proposed Specific Plan would not change the maximum buildable floor area or amend the FAR limit within the area covered by the proposed Specific Plan; however, the commenter alleges that this information is not accurate. The comment notes that the area covered by the McDonnell Center Amended Specific Plan, for example, provides that the FAR shall not exceed 1.0:1 for any lot. The commenter further notes that the area within the McDonnell Center Amended Specific Plan is located east of Walker Street, but the proposed Specific Plan only appears to retain the FAR limit for properties located west of Walker Street.
The City acknowledges this comment. Please refer to Response to Comment IP-1-4. Inasmuch as the issues raised in Response to Comment IP-1-4 are similar to those identified in this comment, no further response is required.
Response to Comment IP-1-18
This comment claims that the proposed Specific Plan’s apparent failure to specify FAR limits for all of the parcels east of Walker Street, which constitute the majority of Cypress Business Park and could be mostly comprised of industrial buildings, could have profound impacts on the City and its residents. The comment also claims that overbuilding on those lots with large warehouses and the
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
2 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -36 associated heavy truck or van usage would have a substantial negative impact on the environmental and overall health of the residents and would also create the look and feel of an industrial zone.
Further, the comment claims that any conclusion of no impact or less than significant impact under the IS/ND that relies on the inaccurate assumption that there would be no changes in the maximum buildable floor area or amendments to FAR limits resulting from the proposed Specific Plan must be corrected.
The City acknowledges this comment. Please refer to Response to Comment IP-1-4. Again, the FAR limitation concerns raised in Response to Comment IP-1-4 are similar to those identified in this comment; therefore, no further response is required.
Response to Comment IP-1-19
This comment requests clarification on the proposed Specific Plan’s intended FAR or lot coverage limits for properties located east of Walker Street, where all parcels designated as "Business Park" are located. This comment also requests that the City provide an explanation for its decision, if it plans to remove these limits as part of the proposed Specific Plan.
The City acknowledges this comment. Please refer to Response to Comment IP-1-4 as the City’s intent with respect to FAR limits is addressed in that response. No further response is warranted.
Response to Comment IP-1-20
This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future communications with Warland Investments Company and Affiliated Entities.
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» 3-1
3.0 ERRATA
This section of the Final IS/ND provides changes to the Draft IS/ND that have been made to clarify, correct, or add to the environmental impact analysis for the proposed Cypress Business Parks Modernization and Integration Project (Specific Plan). Such changes are a result of comments received by the City during the public review period for the Draft IS/ND. The changes described in this section are generally minor changes that do not constitute significant new information, change the conclusions of the environmental analysis, or require recirculation of the document (State California Environmental Quality Act [CEQA] Guidelines Section 15073.5).
Such changes to the Draft IS/ND are indicated in this section under the appropriate Draft IS/ND section.
Deletions are shown with strikethrough and additions are shown with underline. 1) Section 4.1, Aesthetics
a. The third paragraph on page 4-3 and the first paragraph on page 4-4 shall be revised as follows:
The proposed Specific Plan would not, in and of itself, have a substantial adverse effect on a scenic vista, since it does not entitle, propose, or otherwise require the construction of new development or rehabilitation of existing development. The proposed land use and zoning changes would not facilitate or entitle any physical development that would result in impacts to scenic vistas and the land uses allowed under the proposed Specific Plan Area would be generally consistent with other existing and permitted land uses in the immediately surrounding area. As result of the proposed project, the existing setbacks would be modified and a nominal 5-foot increase in the maximum building height within the area that is currently subject to the Lusk-Cypress Industrial Park Specific Plan (from 50 to 55 feet) would occur; however, the proposed project would not change the maximum building heights, maximum buildable floor area or amend the established floor-area ratio (FAR) within the Specific Plan Area. Future development projects under the proposed Specific Plan would be required to conform with applicable City standards and criteria including consistency with the General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQ A Guidelines, therefore, adoption of the Specific Plan would not result in impacts related to scenic vistas, and no mitigation is required.
b. Page 4-5, second paragraph shall be revised as follows:
The proposed Specific Plan Area is comprised of five of the City’s Specific Plan Areas, including PC-1, PC-2, PC-3, and PC-5 and is currently zoned Planned Business Park (PBP), and Planned Community (PC). The proposed Specific Plan would not result in impacts to existing visual character or quality of public views, as it does not include any specific development or redevelopment proposal. As stated above in Response 4.1.1(a), the proposed Specific Plan would integrate five existing specific plans into a single comprehensive specific plan,
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
3 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» -2 incorporating a comprehensive set of performance standards, updated terminology and land use definitions, and clear and uniform entitlement and permitting requirements consistent with the City’s Municipal Code. Implementation of the proposed Specific Plan could potentially alter existing development patterns in the City by allowing higher density residential development or redevelopment on two properties within the proposed Specific Plan. As detailed in the Cypress Municipal Code, future development must comply with the City’s residential zoning district requirements, which were promulgated for the purpose of reducing impacts on scenic resources, among other things. As stated above in Response
4.1.1(a), the proposed project would not change the maximum building heights, maximum buildable floor area or amend the FAR within the Specific Plan Area. New land uses allowed within the Specific Plan Area would be generally consistent with other existing and permitted land uses in the immediately surrounding area.
This revision has been made to provide clarification regarding the minimal changes to the existing building heights proposed for the portion of the Specific Plan Area that is currently subject to the Lusk-Cypress Industrial Park Specific Plan. 2) Section 4.10, Hydrology and Water Quality
a. The second paragraph on page 4-45 shall be revised as follows:
Future projects that disturb less than 1 acre of soil and that are not a part of a larger common plan, would be required to comply with Section 4.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site. The CALGreen Code also requires compliance with Section 13-23 of the Cypress Municipal Code. Chapter 13-23 of the Cypress Municipal Code requires projects that qualify as new development or significant redevelopment as outlined in the Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff, Orange County (Orange County MS4 Permit)(Order No. R8-2009-0030, NPDES No. CAS618030 as amended by Order No. R8-2010-0062) comply with the Orange County Drainage Area Management Plan (DAMP) and the City of Cypress Local Implementation Plan (LIP), including the preparation of a project-specific water quality management plan (WQMP) to specify BMPs that would be implemented to capture, treat, and reduce pollutants of concern in stormwater runoff (RCM HYD-2). Any groundwater dewatering during construction activities would be required to comply with the appropriate National Pollutant Discharge Elimination System (NPDES) waste discharge requirements permit, as detailed in RCM HYD-3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department and from the Orange County Sanitation District. As such, any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines.
Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to the violation of water quality standards or waste discharge requirements,
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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b. The first paragraph on page 4-48 shall be revised as follows:
Less Than Significant Impact. As described above, if any future development associated with the proposed project requires groundwater dewatering during construction activities, the project would be required to comply with the appropriate NPDES Groundwater Discharge Permit (RCM HYD-3), which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department and from the Orange County Sanitation District. c. The fourth paragraph on page 4-50 and the first paragraph on page 4-51 shall be revised as follows:
Less Than Significant Impact. As discussed above, the proposed Specific Plan would not include physical developments. Future development under the proposed Specific Plan would be required to adhere to all federal, State, and local requirements for avoiding and minimizing construction and operations impacts to groundwater supplies. Additionally, any groundwater dewatering during future construction activities would be required to comply with the appropriate NPDES waste discharge requirements permit, as detailed in RCM HYD3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department and from the Orange County Sanitation District. It is anticipated that the Coastal Plain of the Orange County Groundwater Basin will continue to be sustainably managed with implementation of the Basin 8-1 Alternative. Therefore, implementation of the proposed Specific Plan would not conflict with or obstruct the sustainable groundwater management plan adopted for the Orange County Groundwater Basin. As such, any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with or obstruction of a water quality control plan or sustainable groundwater management plan, and no mitigation is required.
These revisions have been made to provide clarification that a discharge permit will also need to be obtained from OC San if dewatered groundwater is being discharged to the sanitary sewer system.
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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APPENDIX 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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DRAFT
IN ITIAL STUDY/
N EGATIVE DECLARATION
CYPRESS BUSIN ESS PARKS MODERN IZ ATION AN D IN TEGRATION PROJ ECT (SPECIFIC PLAN )
CYPRESS, CALIFORN IA
MARCH 2025
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TABLE OF CON TEN TS
1.0 IN TRODUCTION ................................................................................................ 1-1
1.1 Contact Person ............................................................................................................. 1-1
2.0 PROJ ECT DESCRIPTION ..................................................................................... 2-1
2.1 Project O verview .......................................................................................................... 2-1
2.2 Project Location and Exisitng Setting ............................................................................ 2-1
2.3 Project Description ..................................................................................................... 2-13
2.4 Authority and Scope ................................................................................................... 2-21
3.0 EN VIRON MEN TAL FACTORS POTEN TIALLY AFFECTED........................................ 3-1
3.1 Determination.............................................................................................................. 3-1
4.0 EVALUATION OF EN VIRON MEN TAL IMPACTS ................................................... 4-1
4.1 Aesthetics..................................................................................................................... 4-3
4.2 Agriculture and Forestry Resources .............................................................................. 4-6
4.3 Air Quality .................................................................................................................... 4-9
4.4 Biological Resources................................................................................................... 4-17
4.5 Cultural Resources...................................................................................................... 4-22
4.6 Energy ........................................................................................................................ 4-25
4.7 Geology and Soils ....................................................................................................... 4-28
4.8 Greenhouse Gas Emissions......................................................................................... 4-35
4.9 Haz ards and Haz ardous Materials............................................................................... 4-39
4.10 Hydrology and Water Quality...................................................................................... 4-44
4.11 Land Use and Planning................................................................................................ 4-52
4.12 Mineral Resources...................................................................................................... 4-55
4.13 Noise.......................................................................................................................... 4-57
4.14 Population and Housing.............................................................................................. 4-61
4.15 Pub lic Services............................................................................................................ 4-63
4.16 Recreation.................................................................................................................. 4-70
4.17 Transportation............................................................................................................ 4-73
4.18 Trib al Cultural Resources............................................................................................ 4-75
4.19 Utilities and Service Systems....................................................................................... 4-77
4.20 Wildfire ...................................................................................................................... 4-87
4.21 Mandatory Findings of Significance............................................................................. 4-89
5.0 RECOMMEN DATION ......................................................................................... 5-1
6.0 MITIGATION MON ITORIN G AN D REPORTIN G PROGRAM .................................. 6-1
6.1 Mitigation Monitoring Requirements............................................................................ 6-1
6.2 Mitigation Monitoring Procedures................................................................................ 6-2
7.0 LIST OF PREPARERS AN D PERSON S CON SULTED................................................ 7-1
7.1 City of Cypress.............................................................................................................. 7-1
7.2 IS/ND Preparers............................................................................................................ 7-1
8.0 REFEREN CES ..................................................................................................... 8-1
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FIGURES AN D TABLES
FIGURES
Figure 2-1: Specific Plan Area..........................................................................................................2-3 Figure 2-2: Project Area and Regional Vicinity.................................................................................2-5 Figure 2-3: Existing Land Use Map ..................................................................................................2-9 Figure 2-4: Existing Zoning Map....................................................................................................2-11 Figure 2-5: Proposed Residential Zoning.......................................................................................2-15 Figure 2-6: Updated Land Use Designations..................................................................................2-19 TABLES
Tab le 2.A: Existing Land Use Designations and Zoning...................................................................2-13 Tab le 2.B: Non-Discretionary Permits/Approvals..........................................................................2-21 Tab le 4.13.A: Exterior Noise Level Standards................................................................................4-57 Tab le 4.13.B: Interior Noise Level Standards.................................................................................4-57 Tab le 4.19.A: O range County Class III Landfills..............................................................................4-83 Tab le 6.A: Mitigation Monitoring and Reporting Program...............................................................6-3
APPEN DIX
A: UPDATED PERMITTED USE TABLE
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LIST OF ABBREVIATION S AN D ACRON YMS
AAQS amb ient air quality standards
AB Assemb ly Bill
ACM asb estos-containing materials
ACS American Community Survey
ADT average daily traffic
ADU accessory dwelling unit
AELUP Airport Environs Land Use Plan
AHS American Housing Survey
ALUC Airport Land Use Commission
APN Assessor’s Parcel Numb er
AQMP Air Quality Management Plan
AUHSD Anaheim Union High School District
Basin South Coast Air Basin
BMPs Best Management Practices
CA MUTCD California Manual on Uniform Traffic Control Devices CAAQS California amb ient air quality standards
CAL FIRE California Department of Forestry and Fire Protection CalEPA California Environmental Protection Agency
CALGreen Code California Green Building Standards Code
CalRecycle California Department of Resources Recycling and Recovery Caltrans California Department of Transportation
CARB California Air Resources Board
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) iv CBC California Building Code
CBPC Specific Plan Cypress Business and Professional Center Specific Plan CCR California Code of Regulations
CDFW California Department of Fish and Wildlife
CEC California Energy Commission
CEQA California Environmental Quality Act
CGS California Geological Survey
CH4 methane
City City of Cypress
CNEL community noise equivalent level
CO carb on monoxide
CO2 carb on dioxide
CO2e carb on dioxide equivalents
County County of O range
CPD Cypress Police Department
CSD Cypress School District
dB decib el
dBA A-weighted decib el
DO C Department of Conservation
DTSC California Department of Toxic Sub stances Control du/ac dwelling units per acre
EIR Environmental Impact Report
EO Executive O rder
ESA Environmental Site Assessment
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) EV electric vehicle
FAA Federal Aviation Administration
FAR Floor-area ratio
FEMA Federal Emergency Management Agency
FHSZ fire haz ard severity z ones
FHWA Federal Highway Administration
FIRM Federal Insurance Rate Maps
FRAP Fire and Resources Assessment Program
FTA Federal Transit Administration
GHG greenhouse gas
gpm gallons per minute
GSWC Golden State Water Company
GWh gigawatt hours
H2S hydrogen sulfide
HCO C hydrologic condition of concern
HDR O verlay High Density Residential O verlay
HFCs hydrofluorocarb ons
HVAC heating, ventilation, and air conditioning
I-5 Interstate 5
I-605 Interstate 605
in/sec inches/second
IS/ND Initial Study/Negative Declaration
ITE Institute of Transportation Engineers
JFTB Joint Forces Training Base
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vi P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) kWh kilowatt hours
LBP lead-b ased paint
Leq Average Hourly Noise Level
LRAs Local Responsib ility Areas
LSTs localiz ed significance thresholds
MBTA Migratory Bird Treaty Act
McDonnell Specific Plan McDonnell Center Amended Specific Plan MRZs Mineral Resource Zones
MS4 North O range County Municipal Separate Storm Sewer System MSA Metropolitan Statistical Area
MT CO2e metric tons of carb on dioxide equivalent
MUC/R Mixed-Use Commercial/ Residential
MWD Metropolitan Water District of Southern California
MWDO C Municipal Water District of O range County
N2O nitrous oxide
NAAQS national amb ient air quality standards
NAHC Native American Heritage Commission
NCCP/HCP Natural Community Conservation Plan/Hab itat Conservation Plan NO2 nitrogen dioxide
NO I Notice of Intent
NOX nitrogen oxides
NPDES National Pollutant Discharge Elimination System
O3 oz one
O CFA O range County Fire Authority
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) O CTA O range County Transportation Authority
O CWR O range County Waste & Recycling
O ITC O utdoor-Indoor Sound Transmission Class
O PR Governor’s O ffice of Planning and Research
P.A.C.E. Personnel & Training, Positive Actions thru Character Education Pb lead
PBP Planned Business Park
PC Planned Community
PCE passenger car equivalents
PCH Pacific Coast Highway
PFCs perfluorocarb ons
PM10 particulate matter less than 10 microns in siz e
PM2.5 particulate matter less than 2.5 microns in siz e PO /HSC Professional O ffice and Hotel Support Commercial PPV peak particle velocity
PRC Pub lic Resources Code
PRD Permit Registration Documents
proposed project Cypress Business Parks Moderniz ation and Integration Project (Specific Plan)
RHNA Regional Housing Needs Assessment
RMS root-mean-square
RTP/SCS Regional Transportation Plan/Sustainab le Communities Strategy RWQCB Regional Water Quality Control Board
SB Senate Bill
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viii P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SCCIC South Central Coastal Information Center
SCE Southern California Edison
SF6 sulfur hexafluoride
SGMA Sustainab le Groundwater Management Act
SIP State Implementation Plan
SMARA Surface Mining and Reclamation Act
SMARTS Stormwater Multiple Application and Report Tracking System SO2 sulfur dioxide
SoCalGas Southern California Gas Company
SPL sound power levels
SR-1 State Route 1
SR-22 State Route 22
SR-55 State Route 55
SR-91 State Route 91
SRAs State Responsib ility Areas
STC Sound Transmission Class
SWPPP Stormwater Pollution Prevention Plan
SWRCB State Water Resources Control Board
TACs toxic air contaminants
TAZ transportation analysis z one
TIA Traffic Impact Analysis
TISG Transportation Impact Study Guide
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TSCA Toxic Sub stances Control Act
USDO T U.S. Department of Transportation
USEPA United States Environmental Protection Agency
USFWS United States Fish and Wildlife Service
UWMP Urb an Water Management Plan
VdB vib ration velocity decib el
VHFHSZ very high fire haz ard severity z ones
VMT vehicle miles traveled
VO Cs volatile organic compounds
VSPs visib ility reducing particulates
WDID Waste Discharge Identification Numb er
WQMP Water Quality Management Plan
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1.0 IN TRODUCTION
In accordance with the California Environmental Quality Act (CEQA) and the State CEQ A G uidel ines, this Initial Study/Negative Declaration (IS/ND) has b een prepared for the proposed Cypress Business Parks Moderniz ation and Integration Project (Specific Plan) in the City of Cypress (City), California.
Consistent with State CEQ A G uidel ines Section 15071, this IS/ND includes a description of the proposed project, an evaluation of the potential environmental impacts, and findings from the environmental analysis.
This IS/ND evaluates the potential environmental impacts that may result from development of the proposed project. The City is the Lead Agency under CEQA and is responsib le for adoption of the IS/ND and approval of the project.
1.1 CON TACT PERSON
Any questions or comments regarding the preparation of this IS/ND, its assumptions, or its conclusions should b e referred to:
Alicia Velasco, Planning Director
City of Cypress, Community Development Department
5275 O range Avenue
Cypress, CA 90630
Phone: (714) 229-6720
Email: avelasco@ cypressca.org
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2.0 PROJ ECT DESCRIPTION
This section describ es the proposed Cypress Business Parks Moderniz ation and Integration Project (Specific Plan) that is evaluated in this Initial Study/Negative Declaration (IS/ND). A description of the proposed project’s location, characteristics, and required approvals is provided b elow.
2.1 PROJ ECT OVERVIEW
The proposed Specific Plan would estab lish a moderniz ed and comprehensive plan for the use and development of 439 acres within the existing Business Park planning area, excluding the Warland/ Cypress Business Center Specific Plan area. The proposed Specific Plan would integrate five of Cypress’s Business Park Specific Plans (Lusk/Cypress Industrial Park Specific Plan, Cypress Corporate Center O riginal and Amended Specific Plan, McDonnell Center Amended Specific Plan (McDonnell Specific Plan), Cypress View Limited Specific Plan, Cypress Business and Professional Center Specific Plan (CBPC Specific Plan and Amendment 19-1) into a single, specific plan to moderniz e the existing five specific plans b y providing updated development standards, z oning definitions, and land uses which will ensure the ongoing success and utility of the Cypress Business Park.
2.2 PROJ ECT LOCATION AN D EX ISITN G SETTIN G
2.2.1 Regional Location
The land that is proposed to b e included within the Specific Plan is in the southern portion of the City of Cypress within O range County. The City of Cypress is b ordered on the north b y the cities of La Palma and Buena Park, on the east b y the cities of Anaheim and Stanton, on the south and west b y the city of Los Alamitos, and on the west b y the cities of Long Beach, Hawaiian Gardens, and Lakewood.
Regional access to the Specific Plan is provided b y the San Gab riel River Freeway (Interstate 605) and the San Diego Freeway (Interstate 405) to the west, and the Garden Grove Freeway (State Route [SR-] 22), Artesia Freeway (SR-91), and Beach Boulevard (SR-39). Local access is provided b y K atella Avenue and West Cerritos Avenue (the east-west arterials) and Valley View Street to the north and south.
The Cypress Business Park Specific Plan encompasses the land within the existing Business Park planning area, which includes the existing five Specific Plan areas(Lusk/Cypress Industrial Park Specific Plan, Cypress Corporate Center O riginal and Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Cypress Business and Professional Center Specific Plan and Amendment 19-1). The proposed Specific Plan area is generally b ounded b y West Cerritos Avenue to the north, K atella Avenue to the south, K nott Avenue to the east, and Lexington Drive to the west, as depicted in Figures 2-1, Specific Plan Area, and 2-2, Project Area and Regional Vicinity.
The general land uses immediately surrounding the Specific Plan Area include a mix of residential and commercial uses to the north, and residential uses, and pub lic parks to the south. The areas east and west of the Specific Plan are outside of the Cypress city limits. The surrounding areas within the vicinity of the Specific Plan consist of urb an development. Farther south of the Specific Plan b oundaries, across the Rossmoor Storm Channel, is the Joint Forces Training Base Los Alamitos.
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LSA
$
0 1000
FEET
(Jfi2<iiiilJjm
Saratoga Ave
Constitution Ave
Joint Forces
Training Base
Los Alamitos
l=l Specfic Plan Area
2000
SOURCE: Esri (2025)
l:\C\CCP2201.02\GIS\Pro\Cypress Bu siness Park Specific Plan Integration Project\Cypress Business Park Specific Plan Integration Project.aprx (2/25/2025) FIGURE 2-1
Cypress Business Parks Modernization and Integration Project Specific Plan Area
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LSA l=l Specific Plan Area
$ 1000 2000
FEET
SOURCE: Esri (2025)
l:\C\CCP2201.02\GIS\Pro\Cypress Bu siness Park Specific Plan Integration Project\Cypress Bus iness Park Specific Plan Integration Project .aprx (2/25/2025) FIGURE 2-2
Cypress Business Parks Modernization and Integration Project Project Area and Regional Vicinity
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2.2.2 Existing Cypress Business Park
The master-planned Cypress Business Park was developed in the mid-1970s and 1980s, providing employment opportunities for the City's residents as well as residents of neighb oring communities in the region. The proposed Cypress Business Park Specific Plan would integrate five existing specific plans as detailed b elow.
Lusk/Cypress Industrial Park Specific Plan (1978)
The Lusk/Cypress Industrial Park Specific Plan was adopted in March 1978 and was the first Specific Plan within the area that is now referred to as the Cypress Business Park. This specific plan includes approximately 74 acres and estab lished the Planned Community Industrial (PC)/Commercial Zone 1, which allows for a mix of industrial and commercial uses, including limited manufacturing facilities.
Existing land uses within the Lusk/Cypress Industrial Park Specific Plan area include commercial and retail land uses.
Cypress Corporate Center O riginal and Amended Specific Plan (1981/1989) The City adopted the Cypress Corporate Center O riginal Specific Plan on April 29, 1981. This specific plan includes the Planned Community Industrial Zone (PC-2) This specific plan designated 110.43 acres of land for b usiness park uses. The specific plan was amended in Feb ruary 1998 to increase the allowab le b uilding square footage within the specific plan area b y an additional 852,000 square feet.
This specific plan is within the southern portion of the City of Cypress, directly north of the city of Garden Grove. Land within this specific plan is designated for Commercial/office, Warehouse/R&D, and Support Commercial.
McDonnell Center Amended Specific Plan (1994)
This specific plan was originally adopted in 1982; and sub sequently amended on O ctob er 11, 1994.
This specific plan estab lished the Planned Community 3 Business Park (PC-3) Zone. This specific plan encompasses a total of 71.23 acres and includes the following land use designations Industrial/Warehouse/O ffice (Planning Area 1), Industrial/Warehouse (Planning Area 2) O ffice (Planning Area 3, 5), Commercial/O ffice (Planning Area 4), and O ffice/Commercial (Planning Area 6).
This specific plan has b een the sub ject of several development/redevelopment projects in recent years. A multi-story parking structure was b uilt adjacent to the office b uilding at 5701 K atella Avenue in 2021. As of the preparation of this IS/ND, 390,268 square feet of light industrial and office space are currently under construction at 5757 Plaz a Drive. This development will replace a 1980s era office b uilding. Additionally, 191,394 square feet of warehouse and office space is proposed to replace the existing 150,626-square-foot five-story office b uilding at 5665 Plaz a Drive.
Cypress View Limited Specific Plan (1985)
The Cypress View Limited Specific Plan, adopted on Novemb er 2, 1985, encompasses an area of
46.91 acres in the southern portion of the City of Cypress, southwest of the intersection of Valley View Street and Cerritos Avenue. This specific plan primarily focuses on a light industrial/office complex, designated as Business Park.
CY PRESS BUSINESS P ARK S MO DERNIZATIO N AND INTEGRATIO N
P RO JECT (SPECIFIC PLAN )
CY PRESS , C ALIFO RNIA
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2 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -8 Cypress Business and Professional Center Specific Plan (2012) This specific plan was originally adopted on April 17, 1990, and sub sequently amended in June 2012 and April 2020. This specific plan permits a range of commercial uses and senior housing and related uses on approximately 183.5 acres on the south side of the City of Cypress. The 2012 amendments to this specific plan clarified that the former Cypress Golf Club property was not retained and included a variety of updated provisions and findings, including the estab lishment of a new planning area (9), which consists of portions of Planning Areas 6, 7, and 8. The 2020 amendment to this specific plan split Planning Area 5 into two sub areas: Planning Area 5A, which remains designated for Professional O ffice uses, and Planning Area 5B, which was designated as Mixed-Use Commercial Residential. The planning area for this specific plan is generally b ounded b y K atella Avenue to the south, and Cerritos Avenue to the north. Walker Street to the east, and Denni Street/Lexington Avenue to the west, excluding those areas which were transferred into the voter-approved Cypress Town Center and Commons Specific Plan in 2018. During the 2018 approval process, it was voted to incorporate the Golf Course (35.7 acres; Planning Area 1) and Race Track (124.7 acres; Planning Area 8) properties into the Cypress Town Center and Commons Specific Plan, thereb y removing a total of 160.4 acres from the Cypress Business and Professional Center Specific Plan. The existing 2020 amended plan includes 8 planning areas totaling 183 acres. The following land use designations are included within this specific plan along with the planning area in which they are located: Mixed-Use Business Park/General Retail Commercial (2), Mixed Use Business Park (3), Mixed-use Business Park (4), Professional O ffice (5A), Mixed-Use Commercial /Residential (5B), Professional O ffices Hotel and Support Commercial (6), Cottonwood Church (7), and Mixed-Use Commercial/Senior Housing (9).
Recent development within the specific plan includes the O vation at Flora Park senior housing project on the east side of Enterprise Drive, which was completed in 2020. A small commercial center and assisted living facility were b uilt south of O vation in 2022, and the City Center mixed-use project at the northeast corner of K atella Avenue and Sib oney Street is currently under construction.
2.2.3 Land Uses and Z oning
Land uses within the Business Park are designated as Specific Plan Area according to the General Plan Land Use Map, Figure 2-3. The City of Cypress Zoning Map, Figure 2-4, identifies the land within the proposed Business Park Specific Plan as Planned Community Zone and Planned Business Park Zone.
Tab le 2.A shows the existing General Plan and Specific Plan land use designations within the proposed Specific Plan area. Existing land uses within the proposed Specific Plan Area generally consist of commercial, office, and industrial land uses. All of the proposed Specific Plan Area is b uilt out with land uses that are consistent with the land use designations and z oning set forth in the various specific plans as describ ed ab ove.
SOURCE: The City of Cypress 2021
I:\CCP2201.02\G\Existing_Land_Use_Map.ai (2/26/2025)
FIGURE 2-3
Cypress Business Parks Modernization and Integration Project Existing Land Use Map
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Specific Plan Boundaries
Parcels Outside the City
City Limits
CITY OF CYPRESS GENERAL PLAN
March, 2021 Land Use Policy Map
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SOURCE: The City of Cypress 2021
I:\C\CCP2201.02\G\Zoning_Map.ai (2/25/2025)
FIGURE 2-4
Cypress Business Parks Modernization and Integration Project Existing Zoning Map
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1 CY PRESS BUSINESS P ARK S MO DERNIZATIO N AND INTEGRATIO N
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 2.A: Existing Land Use Designations and Z oning
Specific Plan Acreage General Plan
Land Use Specific Plan Land Use Z oning
Lusk/Cypress Industrial Park
Specific Plan (1978) 74.0 Specific Plan Area Mixed-Use Commercial Planned Community Zone PC-1 Cypress Corporate O riginal
and Amended Specific Plan
(1981/1989)
111.0 Specific Plan
Area
Warehouse/Industrial/R&D/Business
Park
Planned Community
Zone PC-2
McDonnell Center
Amended Specific Plan
(1994)
71.23 Specific Plan
Area
Professional O ffice/Commercial,
Industrial/Warehouse
Planned Community
Zone PC-3
Cypress View Limited
Specific Plan (1985) 47.0 Specific Plan Area Business Park/Commercial Planned Community Zone PC-5 Cypress Business and
Professional Center Specific
Plan (2012)
137.8 Specific Plan
Area
Mixed-Use Business Park/General Retail
Commercial, Mixed Use Business Park,
Professional O ffice, Mixed-Use
Commercial High-Density Residential,
Professional O ffices Hotel and Support
Commercial, Cottonwood Church,
Mixed-Use Commercial/Senior Housing.
Planned Business
Park PBP
Source: City of Cypress General Plan (2021).
2.3 PROJ ECT DESCRIPTION
The proposed Specific Plan would integrate the five existing specific plans into one comprehensive specific plan for the proposed 439-acre Cypress Business Park Specific Plan Area. The proposed Specific Plan would update and estab lish land use designations within the new Specific Plan, estab lish a comprehensive set of performance standards where possib le (such as landscaping, signage, and lighting), define and update terminology and land uses, amend the City’s Zoning Code, and develop options to streamline project approval processes and permit flexib ility. New land uses allowed under this Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area.
Additionally, the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac). Figure 2-5 shows the locations of these properties within the proposed Specific Plan. The first property includes 7.15 acres and is located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue).
The primary b uilding on the site is a b ig b ox type structure which accommodates two tenants. O ne half of the b uilding is occupied b y a gym, and the other half of the b uilding is currently vacant (formerly an O ffice Depot). Under the proposed project, the land use designation on this property would b e changed from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/ Residential (MUC/R) with a High Density Residential O verlay (HDR O verlay), which would allow a residential density of 60 du/ac, and accommodate an estimated 321 residential units. The second property, a 4.10-acre property located at the northeast corner of K atella Avenue and Sib oney Street (adjacent to 4955 K atella Avenue), is currently under construction with a multifamily residential development consisting of an estimated 251 residential units. The land use designation on this
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FIGURE 2-5
Proposed Residential Zoning
Cypress Business Parks Moderninjation and Integration Project SOURCE: Google Earth 2024
I:ͰCCP2201.02ͰGͰProposedͺDensities.ai (2/26/2025)
FEET
0 250 500
LEGEND
Proposed Residential Zoning (60 units/ac)
Siboney St
Katella Ave
Winners Cir
Bunker Hill Dr
Winners Cir
Tarwa Dr
Ranger Dr
Ticonderoga Dr
Antietam Ave
Kearsarge Ave
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) property would b e changed from Mixed-Use Commercial/Residential (MUC/R) to Mixed-Use Commercial/Residential (MUC/R) with a High Density Residential O verlay (HDR O verlay), which would increase the permitted residential density allowed on this parcel from 19 du/ac to 60 du/ac, consistent with the net density of the multifamily project b eing constructed on that site. These proposed updates are consistent with the rez oning scenarios identified in the City’s recently adopted 2021–2029 Housing Element.
The 439-acre Business Park Specific Plan Area encompasses the planning areas for each of the five affected specific plans that include a variety of Business Park, Commercial, and Mixed-Use Land Uses.
Although the proposed Specific Plan would update the permitted land uses within the Business Park planning area, these changes would not sub stantially change the existing land use designations or permitted uses within the existing specific plans(refer to Figure 2-6, Updated Land Use Designations).
The main ob jective of the proposed project is to moderniz e the existing specific plans b y providing updated development standards tailored to the current economic climate, ensuring the ongoing success and competitiveness of the Cypress Business Park. The principal discretionary actions required from the City of Cypress to implement the proposed project include the approval of a General Plan Amendment to update land use designations and terminology within the General Plan, repealing and replacing the five existing specific plans with the Cypress Business Park Specific Plan, amendments to the City of Cypress Zoning to Code to add definitions to the Zoning Code, and the adoption of the Cypress Business Park Specific Plan. All future development in the Specific Plan Area would b e required to conform to the proposed Specific Plan.
The proposed specific plan amendments would amend land use designations, update terminology, estab lish new districts, implement performance standards, and streamline approval processes to integrate multiple existing plans into one comprehensive plan for the Cypress Business Park planning area.
2.3.1 Project Background
The proposed project would estab lish a moderniz ed and comprehensive Specific Plan for the use and development of 439 acres within the Cypress Business Park planning area. The proposed Specific Plan would integrate five of Cypress’s existing Business Park Specific Plans, excluding the Warland/Cypress Business Center Specific Plan, into a single Specific Plan. O ne of the primary features of the proposed Specific Plan is to moderniz e five of the existing specific plans within the Cypress Business Park planning area to provide updated development standards that improve the City’s ab ility to regulate land uses within the Business Park. As the first specific plan within the Cypress Business Park planning area was adopted in 1978 (Lusk Specific Plan), and the others were adopted throughout the 1980s and 90s, the majority of the specific plans’ standards, guidelines, and land use regulations are out-ofdate. Examples of these outdated standards include:
• Non-compliance of landscape requirements with the current State and Golden State Water drought restrictions and water conservation laws.
• Municipal Code inconsistencies (specifically within the McDonnell Center Specific Plan). • O utdated and undefined uses, including rub b er stamp manufacturing, lithography, and animal feather processing.
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LEGEND
Specific Plan Area
Cottonwood Church
Mixed-Use Commercial / High Density Residential
Mixed-Use Commercial / Senior Housing
Professional Office / Hotel and Support Commercial Business Park Commercial
Professional Office
Mixed-Use Business Park
Mixed Use Business Park / General Retail Commercial
N OT TO SCALE
FIGURE 2-6
I:ͰCCP2201.02ͰGͰLandͺUse.ai (2/26/2025)
Updated Land Use Designations
Cypress Business Parks Moderninjation and Integration Project Cottonwood
Church
Mixed-Use Commercial /
Senior Housing
Mixed-Use
Business Park
Mixed Use
Business Park /
General Retail
Commercial
Mixed-Use
Business Park
Professional
Office
Commercial
Business
Park
Business
Park
Business
Park
Business
Park Commercial Professional Office /
Hotel and Support Commercial
Business
Park
Business
Park
Commercial
Business
Park
Business
Park
Commercial
Cottonwood
Church
Mixed-Use Commercial /
Senior Housing
Mixed-Use
Business Park
Mixed Use
Business Park /
General Retail
Commercial
Mixed-Use
Business Park
Professional
Professional Office / Office
Hotel and Support Commercial
Mixed-Use Commercial /
High Density Residential
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Although the proposed project would integrate five existing specific plans, none of these plans would fundamentally change. As the plans were created b efore any of the business parks were b uilt, the proposed Cypress Business Park Specific Plan would ensure each of the existing specific plan’s continued utility b y adapting and moderniz ing the plans to respond to the City of Cypress’s evolving local economy. While the proposed project would amend the land use designation on two properties to allow residential densities of up to 60 du/ac, this amendment would reflect the existing land uses within the Cypress Business Park Specific Plan Area. Permitted uses within the existing specific plans would not b e sub stantially changed as a result of the proposed Specific Plan. The Updated Permitted Use Tab le can b e found in Appendix A.
2.4 AUTHORITY AN D SCOPE
This Specific Plan has b een prepared pursuant to the provisions of California Government Code (Government Code), Title 7, Article 8, Section 65450 et seq., which grants a local planning agency the authority to prepare a specific plan for the systematic implementation of a general plan for all or a portion of the area covered b y the general plan. Pursuant to Section 65451 of the Government Code, a specific plan is designed to identify the proposed distrib ution, location, and extent of land uses and major components of pub lic and private facilities needed to support those land uses, as well as standards and criteria b y which development will proceed and a program of implementation measures necessary to carry out contemplated development.
2.4.1 Discretionary Actions
Tab le 2.B, b elow, outlines the discretionary approvals required for the proposed project.
Table 2.B: N on-Discretionary Permits/Approvals
Discretionary Action Agency Responsible
General Plan Amendment:
Amend text to remove references to all Specific Plans that will b e repealed.
Amend the General Plan Land Use Map to remove references to all Specific Plans that will b e repealed.
Cypress City Council
Specific Plan Amendments:
Repeal the Lusk Cypress Industrial Park Specific Plan, the Cypress Corporate Center Master Plan, the Cypress Corporate Center Amended Specific Plan, the McDonnell Center Amended Specific Plan, the Cypress View Limited Specific Plan, Amended, and the Restated Cypress Business and Professional Center Specific Plan, and the Cypress Business and Professional Center Specific Plan Amendment 19-1; and replace with the Cypress Business Park Specific Plan.
Cypress City Council
Zoning O rdinance Text Amendment:
Amendments to parking standards in the Zoning Code to align with the CBPSP.
Add definitions to the Zoning Code.
Minor amendments to other sections of the Zoning Code, as needed.
Cypress City Council
Adoption of the Cypress Business Park Specific Plan Cypress City Council Adoption of this Initial Study/Negative Declaration Cypress City Council Source: Compiled b y LSA (2024).
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2 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -22 The following provides a description of the City’s primary discretionary approvals for the proposed project.
Adoption of the Specific Plan
Adoption of the Cypress Business Park Specific Plan would b e conducted pursuant to the City’s Municipal Code. As part of this review, the City would consider whether the proposed project is in compliance with State law (Section 65580–65589.8 of the Government Code) requirements.
Adoption of Final IS/ND
The City Council would confirm that the Final IS/ND addresses the potential environmental effects of the proposed project and that no mitigation measures are required to address any potentially significant effects.
O ther Pub lic Agencies Whose Approval is Required
O ther Pub lic agencies whose approval is required (e.g., permits, financing approval, or participation agreement) for the proposed Cypress Business Park Specific Plan include the O range County Airport Land Use Commission (ALUC). The ALUC would need to provide a determination that the proposed project is consistent with the A irport Env irons L and U se Pl an f or J oint Forces T raining B ase – L os A l am itos.
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P ROJECT (SPECIFIC PLAN )
CYPRESS , C ALIFORNIA
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3.0 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist in Chapter 4.0.
Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Energy
Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities/Service Systems Wildfire Mandatory Findings of Significance
3.1 DETERMINATION On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “Potentially Significant Impact” or “Potentially Significant Unless Mitigated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
Alicia Velasco
2025.03.13
10:26:28 -07'00'
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4.0 EVALUATION OF EN VIRON MEN TAL IMPACTS
1) A b rief explanation is required for all answers except “No Impact” answers that are adequately supported b y the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture z one). A “No Impact” answer should b e explained where it is b ased on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, b ased on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) O nce the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is sub stantial evidence that an effect may b e significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describ e the mitigation measures, and b riefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as describ ed in (5) b elow, may b e cross-referenced). 5) Earlier analyses may b e used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has b een adequately analyz ed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a b rief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are availab le for review. b ) Impacts Adequately Addressed. Identify which effects from the ab ove checklist were within the scope of and adequately analyz ed in an earlier document pursuant to applicab le legal standards, and state whether such effects were addressed b y mitigation measures b ased on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describ e the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, z oning ordinances). Reference to a previously prepared
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7) Supporting Information Sources: A source list should b e attached, and other sources used or individuals contacted should b e cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and b ) The mitigation measure identified, if any, to reduce the impact to less than significant. 4-3
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4.1 AESTHETICS
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Except as provided in Pub lic Resources Code Section 21099, would the project:
a) Have a sub stantial adverse effect on a scenic vista? b ) Sub stantially damage scenic resources, including, b ut not limited to, trees, rock outcroppings, and historic b uildings within a state scenic highway?
c) In non-urb aniz ed areas, sub stantially degrade the existing visual character or quality of pub lic views of the site and its surroundings? (Pub lic views are those that are experienced from a pub licly accessib le vantage point.) If the project is in an urb aniz ed area, would the project conflict with
applicab le z oning and other regulations governing scenic quality?
d) Create a new source of sub stantial light or glare which would adversely affect day or nighttime views in the area?
4.1.1 Impact Analysis
a) Would the project have a substantial adverse effect on a scenic vista? N o Impact. The City of Cypress is in the northwestern area of O range County, b ordered b y the cities of Los Alamitos to the west, Buena Park to the north, and Anaheim to the east. The Specific Plan Area is in a highly urb aniz ed and b uilt-out area in the southern portion of the City of Cypress. No existing properties within the proposed Specific Plan would provide sub stantial views of any waterb odies, mountains, hilltops, or any other significant visual resources. Moreover, the City of Cypress does not specifically designate scenic vistas or scenic resources in the City of Cypress General Plan (2000) or the General Plan Environmental Impact Report (2000).
The proposed Specific Plan would integrate and update the City of Cypress’s five existing Specific Plans into a single specific plan. This comprehensive Specific Plan would update and estab lish land use designations within the new Specific Plan, estab lish a comprehensive set of performance standards where possib le (such as landscaping, signage, and lighting), define and update terminology, amend the City’s Zoning Code, and develop options to streamline project approval processes and permit flexib ility. Additionally, the proposed amendments to the City’s Zoning code would b e minor administrative changes that are intended to reflect the existing land uses in certain areas of the proposed Specific Plan. The proposed Specific Plan would not include physical development or any specific development or redevelopment.
The proposed Specific Plan would not, in and of itself, have a sub stantial adverse effect on a scenic vista, since it does not entitle, propose, or otherwise require the construction of new development or rehab ilitation of existing development. The proposed land use and zoning changes would not facilitate or entitle any physical development that would result in impacts to scenic vistas and the land uses allowed under the proposed Specific Plan Area would b e generally consistent with other existing and
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -4 permitted land uses in the immediately surrounding area. As result of the proposed project, the existing setb acks would b e modified; however, the proposed project would not change the maximum b uilding heights, maximum b uildab le floor area or amend the floor-area ratio (FAR) within the Specific Plan Area. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines, therefore, adoption of the Specific Plan would not result in impacts related to scenic vistas, and no mitigation is required.
b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? N o Impact. The California Department of Transportation (Caltrans) Scenic Highway Program protects the natural scenic b eauty of the State’s highways and corridors through its designated scenic highways throughout the State. Caltrans defines a scenic highway as any freeway, highway, road, or other pub lic right-of-way that traverses an area of exceptional scenic quality. O ther considerations given to a scenic highway designation include how much of the natural landscape a traveler may see and the extent to which visual intrusions degrade the scenic corridor.
The Specific Plan Area is not in the vicinity of a State Scenic Highway or adjacent to an officially designated State Scenic Highway. Further, the proposed Specific Plan would not include any specific development or redevelopment. Accordingly, the proposed Specific Plan would not result in impacts to scenic resources. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would not result in impacts related to scenic resources, and no mitigation is required.
c) In non-urbaniz ed areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point.) If the project is in an urbaniz ed area, would the project conflict with applicable z oning and other regulations governing scenic quality? Less Than Significant Impact. According to the United States Census Bureau, the City of Cypress is within the Los Angeles—Long Beach—Anaheim, CA Urb aniz ed Area.1 As describ ed in State CEQ A G uidel ines Section 15387 and defined b y the United States Census Bureau, an “urb aniz ed area” is a central city or a group of contiguous cities with a population of 50,000 or more people, together with adjacent densely populated areas having a population density of at least 1,000 people per square mile.2 Because the City is in an urb aniz ed area, the proposed Specific Plan Area is also within an 1 United States Census Bureau. 2010a. Los Angeles—Long Beach—Anaheim, CA Urb aniz ed Area No. 51445.
Web site: https://www2.census.gov/geo/maps/dc10map/UAUC_ RefMap/ua/ua51445_ los_ angeles--long_ b each--anaheim_ ca/DC10UA51445_ 000.pdf (accessed Septemb er 1, 2023). 2 United States Census Bureau. 2010b . Census Urb an Area FAQs. Web site: https://www.census.gov/ programs-surveys/geography/ab out/faq/2010-urb an-area-faq.html (accessed Septemb er 1, 2023). 4-5
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The proposed Specific Plan Area is comprised of five of the City’s Specific Plan Areas, including PC-1, PC-2, PC-3, and PC-5 and is currently z oned Planned Business Park (PBP), and Planned Community (PC). The proposed Specific Plan would not result in impacts to existing visual character or quality of pub lic views, as it does not include any specific development or redevelopment proposal. As stated ab ove in Response 4.1.1(a), the proposed Specific Plan would integrate five existing specific plans into a single comprehensive specific plan, incorporating a comprehensive set of performance standards, updated terminology and land use definitions, and clear and uniform entitlement and permitting requirements consistent with the City’s Municipal Code. Implementation of the proposed Specific Plan could potentially alter existing development patterns in the City b y allowing higher density residential development or redevelopment on two properties within the proposed Specific Plan. As detailed in the Cypress Municipal Code, future development must comply with the City’s residential z oning district requirements, which were promulgated for the purpose of reducing impacts on scenic resources, among other things. As stated ab ove in Response 4.1.1(a), the proposed project would not change the maximum b uilding heights, maximum b uildab le floor area or amend the FAR within the Specific Plan Area. New land uses allowed within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area.
Any new development within the proposed Specific Plan Area would b e required to b e in scale with existing development and adjacent uses, which are primarily commercial, and institutional uses. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would not degrade the existing visual character or quality of pub lic views and impacts would b e less than significant. d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
N o Impact. As describ ed ab ove, the proposed Specific Plan does not propose physical development or include any specific development or redevelopment proposals. The proposed Specific Plan would estab lish comprehensive performance standards, such as landscaping, signage, and lighting guidelines that are intended to encourage safety and accessib ility within the Specific Plan Area, while minimiz ing light pollution and unwanted glare. The proposed Specific Plan would not in and of itself create sources of sub stantial light or glare that adversely affect views, as it does not include physical development. Future development under the proposed Specific Plan would b e required to conform to applicab le City standards, lighting standards, and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not create new sources of sub stantial light or glare that would adversely affect day or nighttime views, and no mitigation is required.
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4.2 AGRICULTURE AN D FORESTRY RESOURCES
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b ) Conflict with existing z oning for agricultural use, or a Williamson Act contract?
c) Conflict with existing z oning for, or cause rez oning of, forest land (as defined in Pub lic Resources Code Section 12220(g)), timb erland (as defined b y Pub lic Resources Code Section 4526), or timb erland z oned Timb erland Production (as defined b y Government Code Section 51104(g))?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
4.2.1 Impact Analysis
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? N o Impact. No land within the City of Cypress is z oned for agricultural uses or designated Prime Farmland, Unique Farmland, or Farmland of Statewide Important on maps prepared as part of the Farmland Mapping and Monitoring Program b y the California Department of Conservation (DO C). As of 2018, all land within the City was designated as “Urb an and Built Up Land.”3 The proposed Specific Plan would not convert farmland to a non-agricultural use. Further, the proposed Specific Plan would not result in impacts to agricultural resources, as it does not include any specific development or redevelopment proposal. As such, future development under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the conversion of farmland, and no mitigation is required. 3 California Department of Conservation (DO C). 2016. California Important Farmland Finder. Web site:
https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed August 7, 2023). 4-7
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) b) Would the project conflict with existing z oning for agricultural use, or a Williamson Act contract?
N o Impact. There is no land within the Specific Plan Area that is z oned for agricultural uses. Further, the proposed Specific Plan would not result in impacts to agricultural resources, as it does not include any specific development or redevelopment proposal. New land uses permitted within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area and would not result in any conflicts with the existing z oning.
The proposed project would not affect Williamson Act contract lands b ecause there is no land under a Williamson Act Contract within the City4
nor would the project convert farmland to a nonagricultural use. As such, any future development under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with existing z oning for agricultural use or conflicts with a Williamson Act contract, and no mitigation is required.
c) Would the project conflict with existing z oning for, or cause rez oning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland z oned Timberland Production (as defined by Government Code Section 51104(g))?
N o Impact. There is no land z oned as forest land or timb erland within the City, and forest land and timb erland do not exist within the City. Further, the proposed Specific Plan would not, in and of itself, result in impacts to forest land or timb erland, as it does not include any specific development or redevelopment proposals. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with existing z oning for, or cause rez oning of, forest land, timb erland, or timb erland z oned Timb erland Production, and no mitigation is required. d) Would the project result in the loss of forest land or conversion of forestland to non-forest use?
N o Impact. As stated ab ove in Response 4.2.1(c), there is no forest land in the City of Cypress, including within the proposed Specific Plan Area. The proposed project would not result in the conversion of forest land to a non-forest use. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the loss of forest land or conversion of forestland for non-forest uses, and no mitigation is required.
4 California Department of Conservation (DO C). 2018. O range County Important Farmland 2018.
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -8 e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
N o Impact. The City does not contain any Farmland, nor does it contain any forest land. The proposed Specific Plan would not, in and of itself, result in changes in the existing environment which could result in the conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use as it does not include any specific development or redevelopment proposals. As such, any future development under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the Specific Plan would not result in impacts related to the conversion of farmland, to non-agricultural uses or conversion of forest land to non-forest uses, and no mitigation is required.
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4.3 AIR Q UALITY
Where availab le, the significance criteria estab lished b y the applicab le air quality management district or air pollution control district may b e relied upon to make the following determinations.
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Conflict with or ob struct implementation of the applicab le air quality plan?
b ) Result in a cumulatively considerab le net increase of any criteria pollutant for which the project region is nonattainment under an applicab le federal or state amb ient air quality standard?
c) Expose sensitive receptors to sub stantial pollutant concentrations?
d) Result in other emissions (such as those leading to odors) adversely affecting a sub stantial numb er of people?
4.3.1 Impact Analysis
The Specific Plan Area is located within the South Coast Air Basin (Basin). The South Coast Air Quality Management District (SCAQMD) is the regional government agency that monitors and regulates air pollution within the Basin. The federal Clean Air Act and the California Clean Air Act mandate the control and reduction of specific air pollutants, referred to as “criteria pollutants.” Under these laws, the United States Environmental Protection Agency (USEPA) and the California Air Resources Board (CARB) have estab lished the National Amb ient Air Quality Standards (NAAQS) and California Amb ient Air Quality Standards (CAAQS), respectively, for specific “criteria” pollutants, designed to protect pub lic health and welfare. NAAQS have b een estab lished for six criteria pollutants, including oz one (O3), particulate matter with a diameter of 10 microns or less (PM10), fine particulate matter with a diameter of 2.5 microns or less (PM2.5), carb on monoxide (CO ), nitrogen dioxide (NO2), sulfur dioxide (SO2), and lead. CAAQS have b een estab lished for these same pollutants, as well as sulfates, hydrogen sulfide (H2S), vinyl chloride, and visib ility reducing particulates (VSP). The NAAQS/CAAQS estab lish thresholds identifying safe levels for each criteria pollutant that avoid specific adverse health and environmental effects.
Areas that meet the NAAQS/CAAQS are designated as b eing in attainment. Areas that do not meet the NAAQS/CAAQS are designated as b eing in nonattainment. Finally, areas that were once in nonattainment of the NAAQS b ut have since achieved attainment are describ ed as b eing in maintenance. Under the federal Clean Air Act, states are required to prepare State Implementation Plans (SIPs) (Air Quality Management Plans [AQMPs] are components of SIPs) for areas in nonattainment, demonstrating how attainment will b e achieved. The California Clean Air Act requires air quality management districts to prepare air quality plans for achieving the CAAQS, as well as authoriz ing them to estab lish transportation control measures for reduction of emissions. The Basin is in nonattainment of the federal and State standards for O3 and PM2.5. In addition, the Basin is in nonattainment of the State standard for PM10. To meet these standards, the SCAQMD has estab lished
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a) Would the project conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact. An AQMP describ es air pollution control strategies to b e undertaken b y a city or county in a region classified as a nonattainment area to meet the requirements of the federal Clean Air Act. The main purpose of an AQMP is to b ring an area into compliance with the requirements of federal and State amb ient air quality standards (AAQS). The applicab le air quality plan is the SCAQMD’s adopted 2022 AQMP. The AQMP is b ased on regional growth projections developed b y the Southern California Association of Governments (SCAG).
Consistency with the 2022 AQMP for the Basin would b e achieved if a project is consistent with the goals, ob jectives, and assumptions in the AQMP that were designed to achieve the federal and State air quality standards. Per SCAQMD’s CEQ A A ir Q ual ity H andb ook (April 1993, currently b eing revised), there are two main indicators of a project’s consistency with the applicab le AQMP: (1) whether the project would increase the frequency or severity of existing air quality violations or cause or contrib ute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the 2022 AQMP; and (2) whether the project would exceed the 2022 AQMP’s assumptions for the final year for the AQMP.
Consistency Criterion 1. Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS.
CAAQS and NAAQS violations would occur if localiz ed significance thresholds or regional significance thresholds are exceeded. As evaluated b elow in Response 4.3.1(b ), the proposed Specific Plan would notsub stantially change the range of land uses permitted within the Specific Plan Area. New land uses allowed within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. Implementation of the Specific Plan would not result in construction or operational impacts, and the proposed Specific Plan would not conflict with the AQMP according to this criterion. O n the b asis of the preceding discussion, the proposed Specific Plan is determined to b e consistent with the first criterion.
Consistency Criterion 2. The SCAQMD’s CEQ A A ir Q ual ity H andb ook indicates that consistency with AQMP growth assumptions must b e analyz ed for new or amended General Plan elements, Specific Plans, and significant projects. Significant projects include airports, electrical generating facilities, petroleum and gas refineries, designation of oil drilling districts, water ports, solid waste disposal sites, and offshore drilling facilities. The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the change in residential density is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. Since the proposed Specific Plan would not require physical development, the proposed Specific Plan is not defined as significant for the purposes of the AQMP consistency analysis. 4-11
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) The proposed project includes updates to the land use designations within the new Specific Plan, the estab lishment of a comprehensive set of performance standards (such as landscaping, signage, and lighting), definitions and updates of terminology, amendments to the City’s Zoning Code and, options to streamline project approval processes and permit flexib ility. The proposed land use designation changes would allow residential development to occur on the property at the northwest corner of K atella Avenue and Sib oney Street. The land use designation on this property would b e updated from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), allowing for a residential density of 60 du/ac. The land use designation on the second property at the northeast corner of K atella Avenue and Sib oney Street would b e updated from Mixed-Use Commercial/Residential (MUC/R) to MixedUse Commercial/Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), increasing the permitted density from 19 du/ac to 60 du/ac to reflect the existing residential density on the affected parcel.
Adoption of the proposed Specific Plan would not implementsub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units.
According to the 2017 American Housing Survey (AHS), the average household siz e in structures that have 50 or more housing units (the highest housing density type evaluated in the AHS) in the Los Angeles-Long Beach-Anaheim Metropolitan Statistical Area (MSA) was 1.99 persons. Because the proposed z oning amendments would allow for higher density housing, 1.99 persons per household was deemed appropriate for use in the analysis contained in this IS/ND. Therefore, the proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.
5 The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. Future residential development allowed under the proposed z oning amendment would accommodate planned regional housing growth included in the SCAG’s Regional Housing Needs Assessment (RHNA) and the proposed project would not exceed the growth assumptions in the SCAG’s Regional Transportation Plan/Sustainab le Communities Strategy (RTP/SCS) or the AQMP. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to a conflict or ob struction of implementation of applicab le air quality plans. No mitigation is required. 5 321 households x 1.99 persons per household = 639 persons
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -12 b) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard?
Less Than Significant Impact. The Basin is currently designated as b eing in nonattainment of the federal and State standards for O3 and PM2.5. In addition, the Basin is in nonattainment for the PM10 State standard. The Basin’s nonattainment status is attrib uted to the region’s development history.
Past, present, and future development projects contrib ute to the region’s adverse air quality impacts on a cumulative b asis. By its very nature, air pollution is largely a cumulative impact. No single project is sufficient in siz e to, b y itself, result in nonattainment of amb ient air quality standards. Instead, a project’s individual emissions contrib ute to existing cumulatively significant adverse air quality impacts. If a project’s contrib ution to the cumulative impact is considerab le, then the project’s impact on air quality would b e considered significant.
In developing thresholds of significance for air pollutants, the SCAQMD considered the emission levels for which a project’s individual emissions would b e cumulatively considerab le. If a project exceeds the identified significance thresholds, its emissions would b e cumulatively considerab le, resulting in significant adverse air quality impacts to the region’s existing air quality conditions.
The proposed Specific Plan would not, in and of itself, result in impacts to air quality as it does not include any specific development or redevelopment proposal. Future development under the Specific Plan may include a variety of grading, construction, and demolition activities, and could thereb y result in the generation of short-term construction emissions. Short-term construction emissions may include the release of particulate matter emissions (i.e., fugitive dust) generated b y excavating, paving, and b uilding activities. Short-term construction emissions from construction equipment may also include CO , NOX, VO Cs, directly emitted particulate matter (PM2.5 and PM10), and toxic air contaminants(TACs) such as diesel exhaust particulate matter. The SCAQMD has estab lished Rule 403 for fugitive dust, which would require the Applicant to implement measures that would reduce the amount of particulate matter generated during the construction period such as the watering of sites, coverage of all trucks hauling loose materials, and the reduction of traffic speeds on unpaved roads.
Long-term operational emissions are associated with any change in permanent use of a project site b y on-site stationary and off-site mob ile sources that sub stantially increases emissions. Stationarysource emissions include emissions associated with electricity consumption and natural gas usage.
Mob ile-source emissions typically result from vehicle trips associated with a project. Future development under the proposed Specific Plan would b e required to comply with the latest California Green Building Standards Code.
Future development projects under the proposed Specific Plan would b e required to conform with all applicab le air quality and City standards, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not expose sensitive receptors to sub stantial pollutant concentrations, and impacts would b e less than significant. No mitigation is required.
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) c) Would the project expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. As discussed previously, the proposed project would not, in and of itself entitle, propose, or otherwise require the construction of new development or rehab ilitation of existing development. The proposed project would update the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac and accommodate the development of up to 321 residential dwelling units. Any future developments that would create short-term air quality impacts resulting from construction, such as dust generated b y clearing and grading activities, exhaust emissions from gas- and diesel-powered construction equipment, and vehicular emissions associated with the commuting of construction workers would b e sub ject to localiz ed significance thresholds determined b y the SCAQMD for central O range County.
Further, the proposed Specific Plan would not, in and of itself, expose sensitive receptors to sub stantial pollutant concentrations, as it does not propose any physical development. Any future developments would b e required to conform with all applicab le air quality standards, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines and would require further evaluation at the project level to demonstrate whether emissions would exceed SCAQMD’s Localiz ed Significance Thresholds (LSTs) and require project-specific mitigation. In addition, Regulatory Compliance Measures (RCMs) AQ-1 through RCM AQ-4 would b e required for construction of future projects to ensure compliance with SCAQMD standard conditions, including Rule 403 (Fugitive Dust) to control fugitive dust and Rule 1113 (Architectural Coatings) to control VO C emissions from paint.
Furthermore, any necessary mitigation would b e imposed at the project level once such future projects are proposed. Therefore, adoption of the proposed Specific Plan would not expose sensitive receptors to sub stantial pollutant concentrations, and impacts would b e less than significant. No mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to air quality. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure AQ-1 SCAQ MD Rule 403. During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall b e controlled b y regular watering or
other dust preventative measures b y using the following procedures, in compliance with South Coast Air Quality
Management District (SCAQMD) Rule 403 during
construction. The applicab le Rule 403 measures are as
follows:
• Apply nontoxic chemical soil stab iliz ers according to manufacturers’ specifications to all inactive
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for 10 days or more).
• Water active sites at least twice daily (locations
where grading is to occur shall b e thoroughly
watered prior to earthmoving).
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6 meter) of
freeb oard (vertical space b etween the top of the
load and the top of the trailer) in accordance with the requirements of California Vehicle Code Section
23114.
• Pave construction access roads at least 100 feet (30
meters) onto the site from the main road.
• Reduce traffic speeds on all unpaved roads to 15
miles per hour or less.
Regulatory Compliance Measure AQ-2 State Vehicle Code Section 23114. All trucks that are to haul excavated or graded material shall comply with
State Vehicle Code Section 23114, with special attention to Sections 23114(b )(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto pub lic streets and roads.
Regulatory Compliance Measure AQ-3 SCAQ MD Rule 1113. Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction b id packages specify:
• Contractors shall use high-volume low-pressure
paint applicators with a minimum transfer efficiency
of at least 50 percent;
• Coatings and solvents that will b e utiliz ed have a
volatile organic compound content lower than
required under SCAQMD Rule 1113; and
• To the extent feasib le, construction/b uilding
materials shall b e composed of pre-painted
materials.
Regulatory Compliance Measure AQ-4 SCAQ MD Rule 402. Future projects shall comply with SCAQMD Rule 402. Rule 402 prohib its the discharge of
air contaminants or other material from any type of
operations, which can cause nuisance or annoyance to
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persons, or the pub lic.
Regulatory Compliance Measure AQ-5 Energy Code and Title 24. All future projects shall comply with the latest Energy Code and Title 24 solar
requirements for new residential development.
d) Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact. During construction of potential development/redevelopment projects within the proposed Specific Plan, diesel-operated machinery likely would b e used in grading and b uilding operations; this would result in short-term exposure of immediately adjacent areas to diesel odors. However, these odors would b e transient and would not b e anticipated to result in a sub stantial nuisance. In addition, the development of high-density residential uses on the properties affected b y the proposed land use designation change would b e required to comply with SCAQMD Rule 402, which prohib its the discharge of air contaminants or other material which “cause injury, detriment, nuisance, or annoyance to any considerab le numb er of persons or to the pub lic… ” Examples of odorgenerating projects are wastewater treatment plants, compost facilities, landfills, solid-waste transfer stations, fib erglass manufacturing facilities, paint/coating operations (e.g., auto b ody shops), dairy farms, petroleum refineries, asphalt b atch plants, chemical manufacturing, and food manufacturing facilities. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units.
Residential land uses on the properties affected b y the proposed land use designation change could result in generation of odors such as exhaust from landscaping equipment. However, unlike the odorgenerating land uses identified ab ove, these are not considered potential generators of odor that could affect a sub stantial numb er of people.
During construction activities, construction equipment exhaust and application of asphalt and architectural coatings would temporarily generate odors. Any construction-related odor emissions would b e temporary and intermittent. Additionally, noxious odors would b e confined to the immediate vicinity of the construction equipment and unlikely to affect a sub stantial numb er of people. In addition, b y the time such emissions reached any sensitive receptor sites, they would b e diluted to well b elow any level of air quality concern. Furthermore, short-term construction-related odors are expected to cease upon the drying or hardening of the odor-producing materials. Any impacts identified from development under the proposed Specific Plan would b e addressed through compliance with SCAQMD Rule 402. As such, future development projects under the proposed Specific Plan would b e required to conform with all applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the
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4.4 BIOLOGICAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Have a sub stantial adverse effect, either directly or through hab itat modifications, on any species identified as a
candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or b y the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service?
b ) Have a sub stantial adverse effect on any riparian hab itat or other sensitive natural community identified in local or regional plans, policies, regulations or b y the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service?
c) Have a sub stantial adverse effect on state or federally protected wetlands (including, b ut not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
d) Interfere sub stantially with the movement of any native resident or migratory fish or wildlife species or with
estab lished native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting b iological resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Hab itat
Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state hab itat
conservation plan?
4.4.1 Impact Analysis
a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service?
Less Than Significant Impact. The proposed Specific Plan does not include any physical development.
Any future development under this Specific Plan would b e required to conform with all applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code.
Future developments contemplated under the proposed Specific Plan would b e situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. Project proponents shall have a qualified b iologist conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities. However, structures and vegetation within and surrounding the Specific Plan Area could provide suitab le nesting hab itat for a variety of native resident and migratory b ird species,
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -18 including raptors such as Cooper’s hawk (A ccipiter cooperii). Nesting b irds are protected under the federal Migratory Bird Treaty Act (MBTA) (Title 33, United States Code, Section 703 et seq., see also Title 50, Code of Federal Regulations, Part 10) and Section 3503 of the California Fish and Game Code.
To ensure compliance with the federal MBTA and California Fish and Game Code, preconstruction nesting b ird surveys will b e conducted prior to any vegetation clearing or initial ground disturb ance activities planned to occur during the nesting b ird season (Feb ruary 1 through August 31). Therefore, if future project construction occurs b etween Feb ruary 1 and August 31, a qualified b iologist shall conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities.
With successful implementation of Regulatory Compliance Measure (RCM) BIO-1, as detailed b elow, impacts to nesting b irds would b e avoided. No other special-status or otherwise protected species would b e impacted.
As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would result in less than significant impacts related to conflicts with local policies or ordinances protecting b iological resources, such as trees, and no mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to b iological resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure BIO-1 N esting Bird Survey and Avoidance. If vegetation removal, construction, or grading activities are planned to occur within the active nesting b ird season (Feb ruary 1 through August 31), the City of Cypress (City) Community Development Department, or designee, shall confirm
that the future Applicant has retained a qualified
b iologist who shall conduct a preconstruction nesting
b ird survey no more than 3 days prior to the start of such activities. The nesting b ird survey shall include the work area and areas adjacent to the site (within 500 feet, as feasib le) that could potentially b e affected b y projectrelated activities such as noise, vib ration, increased human activity, and dust, etc. For any active nest(s)
identified, the qualified b iologist shall estab lish an appropriate b uffer z one around the active nest(s). The appropriate b uffer shall b e determined b y the qualified b iologist b ased on species, location, and the nature of the proposed activities. Project activities shall b e avoided within the b uffer z one until the nest is deemed no longer active, as determined b y the qualified b iologist.
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? N o Impact. The proposed Specific Plan Area is situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. The Specific Plan Area is currently developed and located in an urb an area.
There are no natural streams or riparian hab itat present within the Specific Plan Area. The closest critical hab itat in proximity to the proposed Specific Plan Area is a minimum of 2.0 miles to the northwest of the proposed planning area. No riparian hab itat or sensitive natural communities, as identified in local or regional plans, policies, or regulations or b y the California Department of Fish and Wildlife (CDFW) or the United States Fish and Wildlife Service (USFWS), exist within the Specific Plan Area. Therefore, development of the proposed project would not impact any riparian hab itat or other sensitive natural community identified in local or regional plans, policies, or regulations, or b y the CDFW or USFWS. No mitigation is required.
c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
N o Impact. The Specific Plan Area is situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. The Specific Plan Area is located within an urb aniz ed area and does not contain any federally protected wetlands as defined b y Section 404 of the Clean Water Act. Therefore, adoption of the proposed Specific Plan would have no impacts on federally protected wetlands, and no mitigation is required.
d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less Than Significant Impact. The proposed Specific Plan does not include any physical development.
Any future development under this Specific Plan would b e required to conform with all applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
The Specific Plan Area is situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. The Specific Plan Area is currently developed and located in an urb an area. Due to the surrounding urb an development, the Specific Plan Area does not function as a wildlife movement corridor. Wildlife movement and hab itat fragmentation would not occur as a result of Specific Plan implementation as the Specific Plan Area is largely developed and surrounded b y existing urb an/ sub urb an development. Species that are found on site either fly onto the site or are ab le to navigate on the ground through long stretches of urb an development. Therefore, the Specific Plan Area does not contain any native resident or migratory fish, wildlife species, or wildlife corridors. In addition, no
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -20 portion of the Specific Plan Area or the immediately surrounding areas contains an open b ody of water that serves as natural hab itat in which fish could exist. The lack of ground cover and suitab le foraging hab itat make the proposed Specific Plan Area undesirab le for many local wildlife species. Impacts would b e less than significant.
e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less Than Significant Impact. The proposed Specific Plan would not, in and of itself, result in impacts to protected b iological resources, such as those under a tree preservation policy or ordinance as the proposed Specific Plan does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le local policies and ordinances protecting b iological resources, such as a tree preservation policy or ordinance, as detailed b elow. Additionally, the project would b e required to conform with all applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
The Landmark Tree O rdinance in the City’s Municipal Code protects designated landmark trees that are specifically identified in the City of Cypress’s Inventory of Landmark Trees (July 1996). As shown in this inventory there are landmark trees located within the Specific Plan Area. Adherence to RCM BIO-2 would ensure that any removal of on-site trees as part of the proposed project would not conflict with the City’s Landmark Tree O rdinance.
Per Article IV of the Municipal Code, Street Trees, any tree within the pub lic right-of-way b elongs to the City of Cypress. Any work to street trees conducted as part of the proposed project would b e done in accordance with the City Council’s adopted Parkway Tree Policy. The City has not adopted any other policies or ordinances protecting b iological resources.
Therefore, compliance with RCM BIO-2 would ensure that the proposed Specific Plan would comply with all local policies and ordinances relating to tree protection, and it would not result in any conflicts with local policies or ordinances protecting b iological resources. Impacts would b e less than significant, and no mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to b iological resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure BIO-2 Landmark Tree Removal. The Director of the City of Cypress Community Development Department, or
designee, shall review and approve the removal of any
trees required b y future development associated with
the Cypress Business Parks Moderniz ation and
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shall sub mit a written request for review and
consideration of the landmark tree removal and
replacement plan at least 30 days prior to said removal.
Pub lic notice of a proposed landmark tree removal shall b e posted next to or on the sub ject landmark tree, at the local pub lic lib rary, and at the Cypress City Hall during the entire 30-day application-processing period. No trees on the proposed project site shall b e removed prior to the approval of a landmark tree removal permit b y the
Director of the City of Cypress Community Development
Department, or designee.
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, N atural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
N o Impact. The City is not currently participating in a Hab itat Conservation Plan, Natural Community Conservation Plan, or other hab itat conservation plan. The O range County Transportation Authority’s (O CTA) 2016 Natural Community Conservation Plan/Hab itat Conservation Plan (NCCP/HCP) includes a Plan Area that covers the entirety of O range County, including Cypress. The City is not a party to the O CTA NCCP/HCP, and development activity within the City is not sub ject to the provisions of the O CTA NCCP/HCP. Furthermore, the Specific Plan does not include any specific development or redevelopment proposals. Future development projects under the proposed Specific Plan would b e required to conform with the approved local, regional, or State hab itat conservation plans and all applicab le City standards and criteria, including consistency with the General Plan and Zoning Code.
As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with any adopted conservation plans or other approved local, regional, or State hab itat conservation plans, and no mitigation is required.
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4.5 CULTURAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Cause a sub stantial adverse change in the significance of a historical resource pursuant to §15064.5?
b ) Cause a sub stantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
c) Disturb any human remains, including those interred
outside of dedicated cemeteries?
4.5.1 Impact Analysis
a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
N o Impact. The Cypress General Plan Conservation/O pen Space/Recreation Element addresses the long-range conservation, preservation, and enhancement of Cypress's open space and natural environment. The City of Cypress has no known historic, archaeological, or paleontological resources.
Further, the proposed Specific Plan would not, in and of itself, result in impacts to historical resources, as it does not include any specific development or redevelopment proposals. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the Specific Plan would not result in impacts to historic resources or cause a sub stantial adverse change in the significance of a historical resource pursuant to Section 15064.5 of the State CEQ A G uidel ines, and no mitigation is required. b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
Less Than Significant Impact. As stated ab ove in Response 4.5.1(a), the proposed project does not include physical development. Future development under the proposed Specific Plan may have the potential to impact archeological resources; any evidence of cultural resources that might b e unearthed in the process of construction would b ecome immediate grounds for the halting of all construction until the extent and significance of any find is properly catalogued and evaluated b y archaeological and cultural resource authorities recogniz ed as having competence b y the State of California. Future development would likely include demolition, site preparation/grading activities, during which there is the potential to encounter unknown cultural resources. In the event that historical or archaeological resources are encountered during grading and construction, operations shall cease, and Regulatory Compliance Measure (RCM) CUL-1 will b e implemented. With the implementation of RCM CUL-1, project impacts to archaeological resources would b e less than significant.
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No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to cultural resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure CUL-1 Unknown Archaeological Resources. In the event that archaeological resources are discovered during
excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified
archaeologist from the O range County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Pub lic Resources Code (PRC). The Applicant and its construction contractor shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the
project site. Any found deposits shall b e treated in
accordance with federal, State and local guidelines,
including those set forth in PRC Section 21083.2. Prior to commencement of grading activities, the Director of the City of Cypress (City) Community Development
Department, or designee, shall verify that all project
grading and construction plans include specific
requirements regarding California PRC (Section
21083.2[g]) and the treatment of archaeological
resources as specified ab ove.
c) Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
Less Than Significant Impact. As stated ab ove in Response 4.5.1(a), the proposed project does not include physical development. However, as describ ed previously, there is the potential to encounter unknown cultural resources within the Specific Plan Area during grading and construction operations.
Disturb ing human remains could violate the State’s Health and Safety Code, as well as destroy the resource. In the unlikely event that human remains are encountered during future construction, the proper authorities would b e notified, and standard procedures for the respectful handling of human remains during the earthmoving activities would b e adhered to. Construction contractors are required to adhere to California Code of Regulations (CCR) Section 15064.5(e), Pub lic Resources Code (PRC) Section 5097, and Section 7050.5 of the State’s Health and Safety Code. To ensure proper treatment of b urials in the event of an unanticipated discovery of a b urial, human b one, or suspected human b one, the law requires that all excavation or grading in the vicinity of the find halt immediately, the area of the find b e protected, and the contractor immediately notify the County Coroner of the find.
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Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to cultural resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure CUL-2 Human Remains. In the event that human remains are encountered on the project site, work within 50 feet of the discovery shall b e redirected and the County Coroner notified immediately consistent with the requirements
of California Code of Regulations (CCR) Section
15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturb ance shall occur until the County Coroner has made a determination of origin and
disposition pursuant to PRC Section 5097.98. If the
remains are determined to b e Native American, the
County Coroner shall notify the Native American
Heritage Commission (NAHC), which shall determine and
notify a Most Likely Descendant (MLD). With the
permission of the property owner, the MLD may inspect
the site of the discovery. The MLD shall complete the
inspection within 48 hours of notification b y the NAHC.
The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American b urials. Consistent with CCR Section 15064.5(d), if the remains are determined to b e Native American and an MLD is notified, the City of Cypress shall consult with the MLD as identified b y the NAHC to develop an agreement for treatment and
disposition of the remains. Prior to the issuance of
grading permits, the Director of the City of Cypress
Community Development Department, or designee, shall
verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code
Section 7050.5, and PRC Section 5097.98, as stated
ab ove.
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4.6 EN ERGY
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation? b ) Conflict with or ob struct a state or local plan for renewab le energy or energy efficiency?
4.6.1 Impact Analysis
a) Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Less Than Significant Impact. The proposed project would not, in and of itself, entitle, propose, or otherwise require the construction of new development or rehab ilitation of existing development.
The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units.
Electrical and natural gas demand associated with project operations would not b e considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region.
Furthermore, the proposed project would not conflict with or ob struct a State or local plan for renewab le energy or energy efficiency. All future residential development would b e required to adhere to all federal, State, and local requirements for energy efficiency, including the latest Title 24 standards. Title 24 b uilding energy efficiency standards estab lish minimum efficiency standards related to various b uilding features, including appliances, water and space heating and cooling equipment, b uilding insulation and roofing, and lighting, which would reduce energy usage.
Although the proposed project has the potential to result in an increase in demand for electricity, this increase would not require Southern California Edison (SCE) to expand or construct infrastructure that could cause sub stantial environmental impacts b ecause all of the properties that would b e affected b y the residential land use designation change are already served b y utilities or directly adjacent to existing urb an development. Similarly, natural gas infrastructure is not anticipated due to cumulative development. Transportation energy use would also increase; however, this transportation energy use would not represent a major amount of energy use when compared to the amount of existing development and to the total numb er of vehicle trips and vehicle miles traveled (VMT) throughout O range County and the region. Regulatory Compliance Measure (RCM) EN-1, provided b elow, which would reduce energy usage during construction through reducing truck idling times. With
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As stated ab ove, the 4.10-acre property located adjacent to 4955 K atella Avenue at the northeast corner of K atella Avenue and Sib oney Street, which would b e affected b y the residential land use designation change, is currently developed at 60 du/ac. The other 7.15-acre property located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue) has the potential to accommodate the development of up to 321 dwelling units. As such, the future b uild-out of the 321 residential units on 4944 K atella Avenue that would b e allowed under the proposed project would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation.
Regulatory Compliance Measures
The following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to energy resources.
The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure EN -1 Limit Idling Time. The Applicant and construction contractor would b e required to comply with applicab le idling regulations for on-road vehicles during project
construction and operation, which require truck drivers to turn off their engines within 5 minutes of idling.
b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Less Than Significant Impact. As stated ab ove, the proposed Specific Plan would not, in and of itself, conflict with State or local plans for renewab le energy, as it does not include any specific development or redevelopment proposal. While the implementation of the proposed Specific Plan has the potential to increase the demand for energy through day-to-day operations and fuel consumption associated with construction activities due to the increase in residential densities, the anticipated energy usage would b e temporary in nature and would b e relatively small in comparison to the overall use in O range County. In addition, energy usage associated with operation of the proposed project would b e relatively small in comparison to the overall use in the County, and the State’s availab le energy resources. Therefore, energy impacts at the regional level would b e negligib le. Additionally, future developments underthe proposed Specific Plan would b e required to ob tain permits and comply with federal, State, and local regulations aimed at reducing energy consumption. Federal and State energy regulations, such as the California Energy Code Building Energy Efficiency Standards (California Code of Regulations [CCR] Title 24, Part 6), the California Green Building Standards Code (CCR Title 24, Part 11), and Senate Bill 743 transportation-related impact analysis requirements would also b e imposed through future development permit review to minimiz e future energy consumption. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would not result in the inefficient, wasteful, and 4-27
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4.7 GEOLOGY AN D SOILS
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Directly or indirectly cause potential sub stantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued b y the State Geologist for the area or b ased on other sub stantial evidence of a known fault? Refer to Division of Mines and Geology Special Pub lication 42.
ii. Strong seismic ground shaking?
iii. Seismic-related ground failure, including liquefaction? iv. Landslides?
b ) Result in sub stantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstab le, or that would b ecome unstab le as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, sub sidence, liquefaction, or collapse?
d) Be located on expansive soil, as defined in Tab le 18-1-B of the Uniform Building Code (1994), creating sub stantial direct or indirect risks to life or property?
e) Have soils incapab le of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not availab le for the disposal of
wastewater?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
4.7.1 Impact Analysis
a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Z oning Map issued by the State Geologist for the area or based on other substantial evidence of known fault? (Refer to Division of Mines and Geology Special Publication 42.)
Less Than Significant Impact. As describ ed in the City of Cypress General Plan Safety Element, no active or potentially active faults have b een identified within the City. However, like all of Southern California, the City is within a seismically active region. Haz ards relating to seismic events, including ground shaking and liquefaction, could endanger structures and people within the area. The proposed Specific Plan Area is not within an Alquist-Priolo Earthquake Fault Zone. According to the California Geological Survey’s EQ Zapp: California Earthquake Haz ards Zone Application (EQ Zapp web -b ased application), the Los Alamitos Fault, the Newport-Inglewood Fault, the Puente Hills Thrust Fault System, the Lower Elysian Park Thrust, and the Whittier Fault Zones are within a 15-mile radius of the proposed Specific Plan Area, respectively.
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) The proposed project would not, in and of itself, result in impacts from the rupture of a known earthquake fault, as it does include any specific development or redevelopment proposal. The proposed Specific Plan would make possib le new residential development that could potentially directly or indirectly cause potential sub stantial adverse effects involving rupture of a known earthquake fault. As sub sequent infill and redevelopment residential projects occur, potential projectspecific impacts would b e assessed, and could require additional CEQA analysis in accordance with Section 15162 of the State CEQ A G uidel ines. Some of the infill and redevelopment projects may qualify for CEQA exemptions, provided that they meet the requisite conditions set forth in State CEQ A G uidel ines Sections 15300-15332. Future development projects envisioned under the proposed Specific Plan would b e required to conform with applicab le City policies estab lished in the Safety Element and the current b uilding codes. Furthermore, all future projects would b e required to prepare a Final Geotechnical Report that would provide site-specific geotechnical recommendations for proposed residential b uildings, including pad compaction levels, foundation requirements, wall footing design parameters, and myriad other recommendations to ensure all b uildings are constructed to appropriate engineering requirements. Following these requirements would further minimiz e or reduce potential safety risks.
Because of the distance to the nearest fault, the proposed project would neither negate nor supersede the requirements of the Alquist-Priolo Earthquake Fault Zoning Act, nor would the proposed project expose people or structures to potentially sub stantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault as delineated on the current Alquist-Priolo Earthquake Fault Zoning Map. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts, and no mitigation is required. ii. Strong seismic ground shaking?
Less Than Significant Impact. As stated ab ove in Response 4.7.1(a)(i), all of Southern California is a seismically active region. There are several faults in the vicinity of the Specific Plan Area that are capab le of producing strong ground motion, including the Newport-Inglewood Fault, the Norwalk Fault, the Whittier-Elsinore Fault, the Elysian Park Fault, and the San Andreas Fault. During an earthquake along any of these faults or other faults in the region, seismically induced ground shaking would b e expected to occur. The degree of seismic ground shaking would depend on several factors, including the fault location, its distance from the City, and the earthquake magnitude. Regardless of seismic activity anticipated to occur on site, all future projects implemented in accordance with the proposed Specific Plan would b e designed in accordance with California Building Code (CBC) requirements that address structural seismic safety.
As such, any future individual projects under the Specific Plan would b e required to b e consistent with City policies estab lished in the Safety Element and would b e required to b e compliant with the current California Building Code Compliance Seismic Standards. Furthermore, the Specific Plan does not include any specific development or redevelopment proposal. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Additionally, as specified in Regulatory Compliance Measure (RCM) GEO-1, b elow, any new b uildings within the proposed Specific
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Therefore, with the implementation of RCM GEO-1, impacts related to seismic ground shaking would b e less than significant, and no mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to geology and soils. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure GEO-1 Compliance with Seismic and Building Standards in the Building Code. Prior to issuance of a b uilding permit, the City of Cypress (City) Engineer, Building O fficial, or their designee, and the project soils engineer shall review the b uilding plans to verify that the structural design
conforms to the requirements of the City’s latest
adopted edition of the California Building Standards
Code. Structures and walls shall b e designed in
accordance with applicab le sections of the City’s Building Code.
iii. Seismic-related ground failure, including liquefaction? Less Than Significant Impact. Soil liquefaction is a phenomenon in which cyclic stresses, produced b y earthquake-induced ground motion, create excess pore pressures in relatively cohesionless and low plastic soils. These soils may thereb y acquire a high degree of mob ility, which can lead to lateral movement, sliding, consolidation and settlement of loose sediments, sand b oils, and other damaging deformations. This phenomenon occurs only b elow the water tab le, b ut after liquefaction has developed, the effects can propagate upward into overlying non-saturated soil as excess pore water dissipates.
The factors known to influence liquefaction potential include soil type and grain siz e, relative density, groundwater level, confining pressures, and b oth intensity and duration of ground shaking. In general, materials that are susceptib le to liquefaction are loose, saturated granular soils having low fine content under low confining pressures and some low plastic silts and clays.
As stated in the General Plan EIR (2001), the City of Cypress is underlain b y soils that contain alluvium that may b ecome unstab le during intense ground shaking resulting in potential liquefaction; further, the Specific Plan Area, according to the California Geological Survey’s EQ Zapp, is in a Liquefaction Haz ards Zone of required investigations. Future development under the proposed Specific Plan would b e required to b e consistent with City policies estab lished in the Safety Element and existing codes.
Adherence to the recommendations of a project-specific geotechnical report, including engineered site preparation and adequate structural design per current b uilding codes, would also b e required 4-31
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N o Impact. According to the City’s General Plan Safety Element (2001), the City does not contain any significant topographic features. The Specific Plan Area and the surrounding areas are flat with no unusual geographic features. Furthermore, the proposed Specific Plan would not, in and of itself, result in impacts to geology and soils, as it does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to adhere to current b uilding codes and regulations for b uilding designs including the applicab le City standards. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts associated with the risk of loss, injury, or death involving landslides, and no mitigation is required.
b) Would the project result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. Soil erosion occurs when topsoil is carried away b y the physical forces of wind and water and is relocated to an area where it b uilds up over time. Although the proposed project does not involve physical development, during the construction activities of any future project implemented in accordance with the general plan and z oning updates, b are soil could b e exposed, and there could b e an increased potential for soil erosion compared to existing conditions. Any future development associated with the proposed project which disturb s more than 1 acre of soil would b e sub ject to the Construction General Permit which requires preparation of a Stormwater Pollution Prevention Plan (SWPPP). If applicab le, a SWPPP would detail Erosion Control and Sediment Control Best Management Practices (BMPs) to b e implemented during project construction to minimiz e erosion and retain sediment on site. If a future project would disturb less than 1 acre of soil, it would b e sub ject to the requirements of Section 5.106 of the 2022 California Green Building Standards Code (CALGreen Code), which requires projects that disturb less than 1 acre of soil and that are not part of a larger common plan to comply with the local municipal code and/or implement a comb ination of erosion control. The proposed Specific Plan would not, in and of itself, result in impacts to soil erosion or the loss of topsoil, as it does not include any specific development or redevelopment proposal.
Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, compliance with the requirements of the Construction General Permit or 2022 California Green Building Standards Code and with implementation of the construction BMPs, construction impacts related to soil erosion or the loss of topsoil would b e less than significant, and no mitigation would b e required.
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Less Than Significant Impact. Landslides and other forms of mass wasting, including mud flows, deb ris flows, and soil slips, occur as soil moves downslope under the influence of gravity. Landslides are frequently triggered b y intense rainfall or seismic shaking. Because the Specific Plan Area islocated in a relatively flat area, landslides or other forms of natural slope instab ility do not represent a significant haz ard to the planning area orthe surrounding area. Moreover, the proposed project does not include any physical improvements that would increase risks associated with landslides on the site. In addition, as discussed in Response 4.7(a)(iv), the proposed Specific Plan Area is not within an area susceptib le to landslides. All excavations required for construction of any future projects implemented in accordance with the City’s General Plan and Zoning code amendments must b e performed in accordance with City and State Building Codes, and the State Division of O ccupational Safety and Health requirements.
Lateral spreading is a type of liquefaction-induced ground failure associated with the lateral displacement of surficial b locks of sediment resulting from liquefaction in a sub surface layer. O nce liquefaction transforms the sub surface layer into a fluid mass, gravity plus the earthquake inertial forces may cause the mass to move downslope towards a free face (such as a river channel or an emb ankment). As discussed in Response 4.7(a)(iii), although the Specific Plan Area is within an area susceptib le to liquefaction, all future projects implemented in accordance with the proposed Specific Plan would b e designed in accordance with engineering design standards and recommendations of the future project’s geotechnical reports In order to reduce the risk of liquefaction. Therefore, any future projects that are implemented under the Specific Plan would not b e susceptib le to lateral spreading.
Sub sidence refers to b road-scale changes in the elevation of land. Common causes of land sub sidence are pumping water, oil, and gas from underground reservoirs; dissolution of limestone aquifers (sinkholes); collapse of underground mines; drainage of organic soils; and initial wetting of dry soils (hydrocompaction). Sub sidence is also caused b y heavy loads generated b y large earthmoving equipment. All future projects implemented in accordance with the proposed Specific Plan would comply with City and State Building Codes, and geotechnical evaluations would b e prepared to evaluate the potential for sub sidence.
As discussed in Response 4.7(a)(iii), the proposed Specific Plan Area is within an area susceptib le to liquefaction. Any future projects under the Specific Plan would b e sub ject to permits and required to adhere to all federal, State, and local requirements for avoiding and minimiz ing impacts caused b y unstab le geological units or soils and would require adherence with the recommendations of a project-specific geotechnical report, including engineered site preparation and adequate structural design. Any proposed construction would b e required to implement appropriate engineering design in conformance with the recommended geotechnical standards for construction. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related 4-33
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d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating direct or indirect substantial risks to life or property? Less Than Significant Impact. Expansive soils contain types of clay minerals that occupy considerab ly more volume when they are wet or hydrated than when they are dry or dehydrated. Volume changes associated with changes in the moisture content of near-surface expansive soils can cause uplift or heave of the ground when they b ecome wet or, less commonly, cause settlement when they dry out.
Soils with an expansion index (EI) of greater than 20 are classified as expansive for b uilding purposes and, therefore, have a potentially significant impact. The proposed Specific Plan would not, in and of itself, result in impacts to geology and soils, as it does not include any specific development or redevelopment proposal; however, any future developments would b e required to adhere to all federal, State, and local requirements for avoiding and minimiz ing impacts caused b y expansive soils and would require adherence with the recommendations of a project specific geotechnical report, including engineered site preparation and adequate structural design. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to expansive soils, and no mitigation is required.
e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
N o Impact. The proposed Specific Plan would not have an impact related to the use of septic tanks or alternative wastewater disposal systems, as the Specific Plan does not include any specific development or redevelopment proposal. Future projects under the Specific Plan would b e developed in areas served b y the City’s sanitary sewer system and would therefore not use septic tanks or other alternative wastewater disposal systems. Therefore, adoption of the proposed Specific Plan would not result in impacts associated with soils incapab le of adequately supporting the use of septic tanks or alternative wastewater disposal systems, and no mitigation is required. e) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less Than Significant Impact. The proposed Specific Plan would not have an impact on any unique paleontological resources or unique geologic features, as the Specific Plan does not propose physical development. Any future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Potential impacts to paleontological resources are location- and projectspecific (e.g., the project may require excavation). As such, determinations regarding the presence of paleontological resources cannot b e assessed in a meaningful way until the specific details of a project are known and a paleontological assessment is prepared. Therefore, the project would have a less than significant impact on directly or indirectly destroying a unique paleontological resource or site
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4.8 GREEN HOUSE GAS EMISSION S
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
b ) Conflict with an applicab le plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
4.8.1 Impact Analysis
Greenhouse gases (GHGs) are present in the atmosphere naturally, are released b y natural sources, or are formed from secondary reactions taking place in the atmosphere. The gases that are widely seen as the principal contrib utors to human-induced glob al climate change are:
• Carb on dioxide (CO2)
• Methane (CH4)
• Nitrous oxide (N2O )
• Hydrofluorocarb ons (HFCs)
• Perfluorocarb ons (PFCs)
• Sulfur hexafluoride (SF6)
O ver the last 200 years, humans have caused sub stantial quantities of GHGs to b e released into the atmosphere. These extra emissions are increasing GHG concentrations in the atmosphere and enhancing the natural greenhouse effect, b elieved to b e causing glob al warming. While manmade GHGs include naturally occurring GHGs such as CO2, CH4, and N2O , some gases, like HFCs, PFCs, and SF6 are completely new to the atmosphere.
Certain gases, such as water vapor, are short-lived in the atmosphere. O thers remain in the atmosphere for significant periods of time, contrib uting to climate change in the long term. Water vapor is excluded from the list of GHGs ab ove b ecause it is short-lived in the atmosphere and its atmospheric concentrations are largely determined b y natural processes, such as oceanic evaporation.
These gases vary considerab ly in terms of Glob al Warming Potential (GWP), which is a concept developed to compare the ab ility of each GHG to trap heat in the atmosphere relative to another gas.
The GWP is b ased on several factors, including the relative effectiveness of a gas to ab sorb infrared radiation and length of time that the gas remains in the atmosphere (“atmospheric lifetime”). The GWP of each gas is measured relative to CO2, the most ab undant GHG; the definition of GWP for a particular GHG is the ratio of heat trapped b y one unit mass of the GHG to the ratio of heat trapped b y one unit mass of CO2 over a specified time period. GHG emissions are typically measured in terms of pounds or tons of “CO2 equivalents” (CO2e).
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Less Than Significant Impact. The adoption of the proposed Specific Plan would not, in and of itself, result in the emission of GHGs as it does not include any specific development or redevelopment proposal. Future development under the Specific Plan has the potential to emit GHGs; however, existing regulations and standards would apply to any future development and would significantly reduce GHG emissions associated with future projects. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. Future construction activities associated with the construction of additional residential units would cause short-term GHG emissions, the primary source of emissions b eing the operation of construction equipment. Similar to new development allowed under the existing specific plans, new development under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to GHG emissions. As such, any future development or redevelopment project requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would a have less than significant impact on the environment and would not conflict with applicab le plans, policies, or regulations adopted for the purpose of reducing GHG emissions, and no mitigation would b e required. b) Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less Than Significant Impact. As stated ab ove in Response 4.8.2(a), the proposed Specific Plan would not, in and of itself, result in the emission of GHGs as it does not include physical development. Future development under the proposed Specific Plan would b e required to conform to existing regulations and standards to reduce GHG emissions associated with future projects. In addition, the City has not completed the GHG inventory, b enchmarking, and goal-setting process required to identify a reduction target and to take advantage of the streamlining provisions contained in the State CEQ A G uidel ines amendments adopted for Senate Bill (SB) 97. Since no other local or regional climate action plan is in place, future projects may b e assessed for their consistency with the California Air Resources Board’s (CARB) adopted Scoping Plan.6 This would b e achieved with an assessment of a project’s compliance with the elements of the Scoping Plan.
The Southern California Association of Governments’ (SCAG) 2024–2050 Regional Transportation Plan/Sustainab le Communities Strategy (RTP/SCS) was adopted April 4, 2024. SCAG’s RTP/SCS identifies land use strategies that focus on new housing and job growth in areas served b y high quality transit and other opportunity areas would b e consistent with a land use development pattern that supports and complements the proposed transportation network. The core vision in the 2024–2050 6 California Air Resources Board (CARB). 2022. 2022 Scoping Plan for Achieving Carb on Neutrality. Web site:
https://ww2.arb .ca.gov/resources/documents/2022-scoping-plan-documents (accessed Feb ruary 21, 2025).
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) RTP/SCS is to b etter manage the existing transportation system b y implementing transportation demand management strategies, integrating land use decisions and technological advancements, creating complete streets that are safe to all roadway users, preserving the transportation system, and expanding transit and fostering development in transit-oriented communities. The 2024–2050 RTP/SCS contains transportation projects to help more efficiently distrib ute population, housing, and employment growth, as well as a development forecast that is generally consistent with regional-level general plan data. The forecasted development pattern, when integrated with the financially constrained transportation investments identified in the 2024–2050 RTP/SCS, would reach the regional target of reducing GHG emissions from automob iles and light-duty trucks b y 19 percent b y 2035 (compared to 2005 levels). The 2024–2050 RTP/SCS does not require that local general plans, specific plans, or z oning b e consistent with the 2024–2050 RTP/SCS, b ut provides incentives for consistency for governments and developers.
According to SCAG’s 2024–2050 RTP/SCS, the City’s population, households, and employment are forecast to increase b y approximately 6,000 residents, 3,900 households, and 2,000 job s, respectively, b etween 2019 and 2050.7
With respect to determining the proposed project’s consistency with Air Quality Management Plan growth assumptions, the projections in the Air Quality Management Plan for achieving air quality goals are b ased on assumptions in SCAG’s RTP/SCS regarding the City’s population, housing, and growth trends.
The proposed project would update land use designations on two properties along K atella Avenue, allowing residential densities of up to 60 du/ac. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units.
Cypress has an unaccommodated housing need of 1,990 units to meet its estimated housing growth needs identified in the SCAG RHNA allocation of 3,936 units. As such, the proposed project would accommodate a total of 321 housing units and would result in an increase of 638 residents.
Future development implemented in accordance with the proposed Specific Plan would accommodate planned regional housing growth included in the SCAG RHNA. Any future projects implemented in accordance with the proposed Specific Plan would b e required to adhere to the City’s General Plan. Therefore, the proposed project would not exceed the growth assumptions in the SCAG’s RTP/SCS.
Implementing SCAG’s RTP/SCS will greatly reduce the regional GHG emissions from transportation, helping to achieve statewide emissions reduction targets. Before development can take place, each 7 Southern California Association of Governments (SCAG). 2023. Connect SoCal 2024 - D em og raphics and G rowth Forecast T echnical R eport. Web site:
https://view.officeapps.live.com/op/view.aspx? src= https%3A%2F%2Fscag.ca.gov%2Fsites%2Fmain%2Ffile s%2Ffileattachments%2F03_ scag_ drtp24_ citytier2taz _ 092523.xlsx%3F1695685277%3D%26utm_ source%3Dchatg pt.com&wdO rigin= BRO WSELINK (accessed Feb ruary 2025).
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In addition, future projects would b e required to comply with Title 24 of the CCR estab lished b y the California Energy Commission (CEC) regarding energy conservation and green-b uilding standards. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would not conflict with an adopted plan, policy, or regulation pertaining to GHG emissions, and impacts are considered less than significant. No mitigation is required.
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4.9 HAZ ARDS AN D HAZ ARDOUS MATERIALS
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Create a significant haz ard to the pub lic or the environment through the routine transport, use, or disposal of haz ardous materials?
b ) Create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident
conditions involving the release of haz ardous materials into the environment?
c) Emit haz ardous emissions or handle haz ardous or acutely haz ardous materials, sub stances, or waste within onequarter mile of an existing or proposed school? d) Be located on a site which is included on a list of haz ardous materials sites compiled pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant haz ard to the pub lic or the environment?
e) For a project located within an airport land use plan or, where such a plan has not b een adopted, within 2 miles of a pub lic airport or pub lic use airport, would the project result in a safety haz ard or excessive noise for people residing or working in the project area?
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
4.9.1 Impact Analysis
a) Would the project create a significant haz ard to the public or the environment through the routine transport, use, or disposal of haz ardous materials? Less Than Significant Impact. Generally, haz ardous materials are chemicals that could potentially cause harm during an accidental release or mishap, and are defined as b eing toxic, corrosive, flammab le, reactive, and an irritant, or strong sensitiz er. Haz ardous sub stances include all chemicals regulated under the United States Department of Transportation’s “haz ardous materials” regulations and the United States Environmental Protection Agency (USEPA) “haz ardous waste” regulations.
Haz ardous wastes require special handling and disposal b ecause of their potential to damage pub lic health and the environment. The prob ab le frequency and severity of consequences from the routine transport, use, or disposal of haz ardous materials is affected b y the type of sub stance, the quantity used or managed, and the nature of the activities and operations.
Construction of future development or residential projects associated with implementation of the proposed Specific Plan would potentially temporarily increase the regional transport, use, and disposal of construction-related haz ardous materials and petroleum products (e.g., diesel fuel,
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These materials are commonly used at construction sites, and the construction activities would b e required to comply with applicab le State and federal regulations for proper transport, use, storage, and disposal of excess haz ardous materials and haz ardous construction waste. During the time that grading permits are issued, impacts related to the routine transport, use, or disposal of haz ardous materials during construction would b e less than significant.
The proposed Specific Plan would change the land use designations on two properties within the proposed Specific Plan Area to allow increased residential densities of up to 60 dwelling units per acre (du/ac). Residential uses typically do not present a haz ard associated with the accidental release of haz ardous sub stances into the environment b ecause residents are not anticipated to use, store, dispose or transport large volumes of haz ardous materials. Haz ardous sub stances associated with residential uses are typically limited in b oth amount and use such that they can b e contained without impacting the environment.
Long-term operations activities typical of residential uses involve the use and storage of small quantities of potentially haz ardous materials in the form of cleaning solvents, fertiliz ers, and pesticides. For example, maintenance activities related to landscaping include the use of fertiliz ers and light equipment (e.g., lawn mowers and edgers) that may require fuel. As stated previously, these types of activities do not involve the use of a large or sub stantial amount of haz ardous materials.
Further, such materials would b e contained, stored, and used in accordance with manufacturers’ instructions and handled in compliance with applicab le federal, State, and local regulations. In addition, operation of future development associated with the proposed project would not store, transport, generate, or dispose of large quantities of haz ardous sub stances. Therefore, potential impacts from the routine transport, use of disposal of haz ardous materials resulting from operation of the proposed project would b e less than significant, and no mitigation would b e required.
The City of Cypress Safety Element (2001) and the O range County Fire Authority’s (O CFA) Haz ardous Material Management Plan8 are the primary documents that address potential haz ards and haz ardous materials within the City. The Haz ardous Material Management Plan would ensure that adequate treatment and disposal capacity is availab le to manage the haz ardous waste generated within the County and address issues related to the disposal, handling, processing, storage, and treatment of local haz ardous materials and waste products.
Similar to new development allowed under the existing specific plans, new development under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to the proper transport, use, storage, and disposal of haz ardous materials and haz ardous waste. Additionally, future developments would b e reviewed b y the O CFA for haz ardous material and would b e required to comply with the waste discharge permit requirements to avoid potential impacts to water quality due to spills or runoff from haz ardous materials used during construction. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related 8 O range County Fire Authority (O CFA). Haz ardous Material Management Plan. Haz ardous Materials Identification. Decemb er 6, 2007.
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b) Would the project create a significant haz ard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of haz ardous materials into the environment?
Less Than Significant Impact. The proposed Specific Plan would not create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions, as the Specific Plan does not include physical development. As stated ab ove in Response 4.9.1(a), future development allowed under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to the proper transport, use, storage, and disposal of haz ardous materials and haz ardous waste. The proposed Specific Plan would allow for the development of residential land uses on two properties within the proposed Specific Plan Area. As sub sequent future infill and redevelopment residential projects are proposed for either of those properties, they would b e evaluated for site-specific impacts associated with haz ards and haz ardous materials. Any future development would b e required to prepare a project-specific Phase I Environmental Site Assessment (ESA) and sub sequent documentation to determine if future development would create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions involving the release of haz ardous materials into the environment. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the creation of a significant haz ard to the pub lic or the environment through the accidental release associated with haz ardous materials, and no mitigation is required. c) Would the project emit haz ardous emissions or handle haz ardous or acutely haz ardous materials, substances, or waste within one-quarter mile of an existing or proposed school? N o Impact. The proposed Specific Plan would not create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions, as the proposed Specific Plan does not include any specific development or redevelopment proposal. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would not result in impacts related to the emission of haz ardous materials within one-quarter mile of an existing or proposed school, and no mitigation is required.
d) Would the project be located on a site which is included on a list of haz ardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant haz ard to the public or the environment?
N o Impact. The proposed Specific Plan would not include any specific development or redevelopment proposal. As stated in Response 4.9.1(a), future development allowed under the proposed Specific
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e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety haz ard for people residing or working in the project area? Less Than Significant Impact. The Joint Forces Training Base (JFTB) Los Alamitos is located adjacent to the southern perimeter of the proposed Specific Plan Area. Additionally, the two properties along K atella Avenue on which the proposed project would permit/increase residential densities of up to 60 du/ac are located approximately 1 mile north of the JFTB Los Alamitos. The A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos (AELUP) (1975, last amended 2017) identifies policies to evaluate the compatib ility of land uses and proposed local actions with the airfield. The facilities at JFTB Los Alamitos include two runways and associated taxiways, apron, and hangars.
According to the AELUP, the southern portion of the Specific Plan Area is located in the JFTB Notification Area (Exhib it D1) and the JFTB Height Restriction Zone (Exhib it D2), reflecting the 14 Code of Federal Regulations (CFR) Part 77 imaginary airspace surfaces for JFTB. 9 Any future development
under the proposed Specific Plan within these areas would b e sub ject to AELUP policies entailing specific height limitations imposed on projects within a height restriction z one to ensure that structures or trees (1) do not ob struct the airspace required for takeoff, flight, or landing of an aircraft at an airport, or (2) are not otherwise haz ardous to the landing or takeoff of aircraft. Further, future development under the proposed Specific Plan may b e required to comply with all applicab le Federal Aviation Administration (FAA) standards and requirements, including notifying the FAA of any proposed structure(s) that would penetrate the Part 77 imaginary surfaces for JFTB Los Alamitos, to ensure potential aviation haz ards are avoided. In addition, future development may b e sub ject to Airport Land Use Commission (ALUC) review for consistency with the AELUP. Finally, future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
These actions would ensure proper evaluation of the potential for future development to result in potential aviation-related safety haz ards. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to a site’s proximity to an airport facility or any airport land use plan, and no mitigation is required.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
N o Impact. Although the proposed project would permit/increase residential densities of up to 60 du/ac on two properties within the proposed Specific Plan Area, the properties are not located along 9 O range County Airport Land Use Commission (ALUC). 2016. A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos (AELUP). Web site: http://www.ocair.com/commissions/aluc/docs/JFTBAELUP2016 ProposedFINAL.pdf (accessed Septemb er 13, 2023). 4-43
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10 The City’s emergency evacuation routes are shown on
Exhib it SAF-5 in the Safety Element of the General Plan. All emergency evacuation activities are coordinated b y the City Police Chief. The Police Chief would issue evacuation orders b ased on information gathered from emergency experts. Evacuation operations would b e conducted b y law enforcement agencies, highway/road/street departments, and pub lic and private transportation providers.11 The proposed Specific Plan does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with the adopted emergency response or evacuation plan set forth b y the City. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would not result in impacts related to the interference of an adopted emergency plan.
g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
N o Impact. According to the California Department of Forestry and Fire Protection (CAL FIRE) Very High Fire Haz ard Severity Zone Maps for the O range County region, the entire City of Cypress is designated as a non-very high fire haz ard severity z one (VHFHSZ).12 As such, the proposed Specific Plan would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires, as the proposed Specific Plan does not include any specific development or redevelopment proposal. As stated ab ove in Response 4.9.1(a), future developments under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the exposure of people or structures to the risk of loss, injury or death involving wildland fire, and no mitigation is required. 10 City of Cypress General Plan. 2001. Safety Element, Emergency Evacuation Routes map (Exhib it SAF-5).
Web site: https://www.cypressca.org/home/showpub lisheddocument/714/636123119830170000 (accessed January 16, 2024). 11 City of Cypress. 2001. General Plan Environmental Impact Report. Geology and Seismic Haz ards. Page 4.6-
7. 12 California Department of Forestry and Fire Protection (CAL FIRE). 2011. Very High Fire Haz ard Severity Zones in LRA. Web site: https://osfm.fire.ca.gov/media/6739/fhsz l_ map30.pdf (accessed August 30, 2023).
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4.10 HYDROLOGY AN D WATER Q UALITY
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Violate any water quality standards or waste discharge requirements or otherwise sub stantially degrade surface or ground water quality?
b ) Sub stantially decrease groundwater supplies or interfere sub stantially with groundwater recharge such that the
project may impede sustainab le groundwater management
of the b asin?
c) Sub stantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious
surfaces, in a manner which would:
i. Result in a sub stantial erosion or siltation on- or off-site; ii. sub stantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site;
iii. create or contrib ute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide sub stantial additional sources of
polluted runoff; or
iv. impede or redirect flood flows?
d) In flood haz ard, tsunami, or seiche z ones, risk release of pollutants due to project inundation?
e) Conflict with or ob struct implementation of a water quality control plan or sustainab le groundwater management
plan?
4.10.1 Analysis
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact. The proposed Specific Plan would not have an impact on hydrology or water resources, as the Specific Plan does not include any specific development or redevelopment proposal. Future projects under the proposed Specific Plan would generally b e required to comply with the State Water Resources Control Board (SWRCB) Construction General Permit if construction of the project disturb s greater than one acre of soil. Future projects under the proposed Specific Plan would generally b e required to comply with applicab le construction permits and regulations associated with water quality, as detailed in Regulatory Compliance Measure (RCM) HY D-1. If construction of future projects would disturb greater than one acre of soil, those projects would b e required to comply with the State Water Resources Control Board’s (SWRCB) National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturb ance Activities (Construction General Permit) (NPDES No. CAS000002, O rder No. 2022-0057-DWQ). Compliance with the Construction General Permit would require 4-45
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Future projects that disturb less than 1 acre of soil and that are not a part of a larger common plan, would b e required to comply with Section 4.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site. The CALGreen Code also requires compliance with Section 13- 23 of the Cypress Municipal Code. Chapter 13-23 of the Cypress Municipal Code requires projects that qualify as new development or significant redevelopment as outlined in the Waste Discharge Requirements for the County of O range, O range County Flood Control District and the Incorporated Cities of O range County within the Santa Ana Region Areawide Urb an Storm Water Runoff, O range County (O range County MS4 Permit)(O rder No. R8-2009-0030, NPDES No. CAS618030 as amended b y O rder No. R8-2010-0062) comply with the O range County Drainage Area Management Plan (DAMP) and the City of Cypress Local Implementation Plan (LIP), including the preparation of a project-specific water quality management plan (WQMP) to specify BMPs that would b e implemented to capture, treat, and reduce pollutants of concern in stormwater runoff (RCM HY D-2). Any groundwater dewatering during construction activities would b e required to comply with the appropriate National Pollutant Discharge Elimination System (NPDES) waste discharge requirements permit, as detailed in RCM HY D-3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would b e required to ob tain a discharge permit from the Director of the City of Cypress Pub lic Works Department. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to the violation of water quality standards or waste discharge requirements, degradation of water quality, increase in pollutant discharges, or alteration in receiving water quality, and no mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to hydrology and water quality. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure HYD-1 If construction of future projects associated with the proposed Specific Plan would disturb greater than 1 acre of soil, prior to commencement of construction
activities, the Construction Contractor shall ob tain
coverage under the National Pollutant Discharge
Elimination System (NPDES) General Permit for Storm
Water Discharges Associated with Construction and Land
Disturb ance Activities (Construction General Permit),
NPDES No. CAS000002, O rder No. 2022-0057-DWQ, or
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -46 any other sub sequent permit. This shall include
sub mission of Permit Registration Documents, including permit application fees, a Notice of Intent (NO I), a risk assessment, a site plan, a Stormwater Pollution
Prevention Plan (SWPPP), a signed certification
statement, and any other compliance-related
documents required b y the permit, to the State Water
Resources Control Board (SWRCB) via the Stormwater
Multiple Application and Report Tracking System
(SMARTS). Construction activities shall not commence
until a Waste Discharge Identification Numb er is
ob tained for the Project from the SMARTS and provided
to the Director of Pub lic Works for the City of Cypress, or designee, to demonstrate that coverage under the
Construction General Permit has b een ob tained. Project construction shall comply with all applicab le
requirements specified in the Construction General
Permit, including b ut not limited to, preparation of a SWPPP and implementation of construction site b est
management practices (BMPs) to address all
construction-related activities, equipment, and materials that have the potential to impact water quality for the appropriate risk level identified for the project. The
SWPPP shall identify the sources of pollutants that may affect the quality of storm water and shall include BMPs (e.g., Sediment Control, Erosion Control, and Good
Housekeeping BMPs) to control the pollutants in storm
water runoff. Upon completion of construction activities and stab iliz ation of the Project site, a Notice of
Termination (NO T) shall b e sub mitted via SMARTS.
If construction of future projects associated with the
Cypress Business Parks Moderniz ation and Integration
Project would disturb less than 1 acre of soil, prior to commencement of construction activities, the
Construction Contractor shall provide evidence that
project construction would comply with Section 4.106 of the 2022 California Green Building Standards Code
(CALGreen Code). The CALGreen Code requires
implementation of BMPs to prevent flooding and erosion
and to retain sediment on site (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs).
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Regulatory Compliance Measure HYD-2 Orange County MS4 Permit/City Municipal Code. Prior to issuance of a grading permit for future projects
associated with the Cypress Business Parks
Moderniz ation and Integration Project, the future
project Applicant shall prepare and sub mit a projectspecific water quality management plan (WQMP) to specify BMPs that would b e implemented to capture,
treat, and reduce pollutants of concern in stormwater
runoff in compliance with the O range County MS4
Permit, O range County Drainage Area Management Plan
(DAMP), and the City of Cypress Local Implementation
Plan (LIP). The WQMP shall also incorporate the results of the Final Hydrology and Hydraulic Analyses to
demonstrate that the detention facilities meet the
hydromodification requirements of the O range County
MS4 Permit and Chapter 13-23 of the Cypress Municipal
Code. The City Engineer/Pub lic Works Director, or
designee, shall ensure that the BMPs specified in the
WQMP are incorporated into the final project design of
future projects associated with the Cypress Business
Parks Moderniz ation and Integration Project.
Regulatory Compliance Measure HYD-3 Groundwater Discharge Permit. If groundwater dewatering activities are required for future project
construction associated with the Cypress Business Parks Moderniz ation and Integration Project, at least 45 days prior to dewatering activities, the Construction
Contractor shall sub mit an NO I to the Santa Ana Regional Water Quality Control Board (RWQCB) to ob tain
coverage under the General Waste Discharge
Requirements for Discharges to Surface Waters That
Pose an Insignificant (D e M inim is) Threat to Water
Quality (Groundwater Discharge Permit), O rder No. R8-
2020-0006, NPDES No. CAG998001. Groundwater
dewatering activities shall comply with all applicab le provisions in the Groundwater Discharge Permit,
including water sampling, analysis, treatment (if
required), and reporting of dewatering-related
discharges. Upon completion of groundwater
dewatering activities, a Notice of Termination (NO T)shall b e sub mitted to the Santa Ana RWQCB.
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -48 b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Less Than Significant Impact. As describ ed ab ove, if any future development associated with the proposed project requires groundwater dewatering during construction activities, the project would b e required to comply with the appropriate NPDES Groundwater Discharge Permit (RCM HY D-3), which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would b e required to ob tain a discharge permit from the Director of the City of Cypress Pub lic Works Department.
The Specific Plan Area is located within the Coastal Plain of O range County Groundwater Basin (Basin 8-1) which has a surface area of 350 square miles and a storage capacity of 38,000,000 acre-feet.13 The proposed Specific Plan would not have an impact on groundwater supplies or groundwater recharge, as the Specific Plan does not include any specific development or redevelopment proposal.
Future development under the proposed Specific Plan would b e required to adhere to all federal, State, and local requirements for avoiding and minimiz ing construction and operations impacts to groundwater supplies. In addition, future projects would b e required to incorporate features that would reduce impervious area, as feasib le, and promote water infiltration. Treatment control and hydromodification management facilities would promote retention and infiltration of stormwater.
Redevelopment of developed sites requires compliance with water quality standards intended to reduce runoff, increase infiltration, and improve water quality. Potab le water would b e ob tained from the O range County Water District (O CWD). Increased water use would not sub stantially affect groundwater supplies b ecause the groundwater b asin has b een sustainab ly managed b y O CWD over the last 10 years, and it is anticipated that the Coastal Plain of the O range County Groundwater Basin will continue to b e sustainab ly managed with implementation of the Basin 8-1 Alternative. The Basin 8-1 Alternative estab lishes ob jectives and criteria for groundwater management within the Coastal Plain of the O range County Groundwater Basin.14
As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. In addition, individual projects contemplated under the proposed project would b e evaluated for site-specific impacts to hydrology and water quality and would include appropriate mitigation as necessary to address impacts related to violation of water quality standards or waste discharge requirements or degradation of water quality and would include appropriate mitigation as necessary to address impacts related to surface or groundwater quality or the depletion of groundwater supplies or interference with groundwater recharge. Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to the depletion of 13 California Department of Water Resources (DWR). 2004. California’s Groundwater Bulletin 118. Coastal Plains of O range County Groundwater Basin. 14 O range County Water District (O CWD). 2017. Basin 8-1 Alternative – O CWD Management Area. January 1, 2017.
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i. Result in a substantial erosion or siltation on- or off-site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site;
iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv. Impede or redirect flood flows?
Less Than Significant Impact. The proposed Specific Plan would not have an impact on existing drainage patterns of a site or area or create or contrib ute runoff water, as the Specific Plan does not include any physical development. Any future development associated with the proposed project which disturb s more than 1 acre of soil would b e sub ject to the Construction General Permit which requires preparation of a SWPPP (RCM HY D-1). If applicab le, a SWPPP would detail Erosion Control and Sediment Control BMPs to b e implemented during project construction to minimiz e erosion and retain sediment on site. If a project would disturb less than 1 acre of soil, it would b e sub ject to the requirements of Section 5.106 of the 2022 CALGreen Code, which requires projects that disturb less than 1 acre of soil and that are not part of a larger common plan to comply with the local municipal code and/or implement a comb ination of erosion and sediment control and good housekeeping BMPs to prevent pollution of stormwater runoff during construction activities (RCM HY D-1). The proposed Specific Plan Area including the proposed properties are comprised of parcels with existing development in an urb aniz ed environment. Additionally, there are no streams or rivers traversing the Specific Plan Area. As discussed in Section 4.4, Biological Resources, no natural streams, federally protected wetlands, or riparian hab itat are located within the project area. The proposed project is required to comply with existing NPDES requirements. These measures would prevent sub stantial additional sources of polluted runoff from b eing discharged to the storm drain system through implementation of construction BMPs that target pollutants of concern in runoff from the project site as well as testing and treatment (if required) of groundwater prior to its discharge to surface waters (RCMs HY D-1 and HY D-2). As specified in the City Municipal Code and the Construction General Permit or the 2022 CALGreen Code and with implementation of the construction BMPs, impacts related to increased runoff, on-site, off-site, downstream erosion or siltation, or the capacity of stormwater drainage systems, would b e less than significant, and no mitigation is required.
Significant redevelopment projects are sub ject to specific hydromodification15 requirements of the O range County MS4 Permit and must implement measures for site design, source control, runoff reduction, stormwater treatment, and b aseline hydromodification management (RCM HY D-2). 15 Hydromodification is defined as hydrologic changes resulting from increased runoff from increases in impervious surfaces. Hydromodification impacts can include changes in downstream erosion and sedimentation.
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -50 Projects may b e deemed exempt from these requirements if they drain into hardened channels, the rate and volume of stormwater runoff does not significantly exceed those of the predevelopment condition for a two-year frequency storm event, or if the site infiltrates at least the runoff from a twoyear storm event. Compliance with RCM HY D-2 would ensure impacts related to hydromodification would b e less than significant, and no mitigation is required. d) Would the project, in flood haz ard, tsunami, or seiche z ones, risk release of pollutants due to project inundation?
N o Impact. The proposed Specific Plan Area is located in Federal Emergency Management Agency (FEMA) Flood Zone X , ‘ Area of Minimal Flood Haz ard’ which includes areas of a 0.2 percent annual chance flood (500-year flood). According to the Safety Element of the City’s General Plan, the Specific Plan Area is located within the inundation z one of Prado Dam.16 There are no open b odies of water in the vicinity of the Specific Plan Area, and the proposed Specific Plan is therefore not located within an inundation z one of a seiche. The Specific Plan Area is located approximately 6.3 miles northeast of the Pacific O cean and is not located within a tsunami inundation z one, according to the O range County Tsunami Inundation Maps.17 The levee inundation z one of Coyote Creek/Carb on Creek is located south of the Specific Plan Area; however, the Specific Plan Area is not located within this inundation area.
The proposed Specific Plan would not include any specific development or redevelopment proposal.
As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the risk of release of pollutants in flood haz ard, tsunami, or seiche z ones, and no mitigation is required.
e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Less Than Significant Impact. As discussed ab ove, the proposed Specific Plan would not include physical developments. Future development under the proposed Specific Plan would b e required to adhere to all federal, State, and local requirements for avoiding and minimiz ing construction and operations impacts to groundwater supplies. Additionally, any groundwater dewatering during future construction activities would b e required to comply with the appropriate NPDES waste discharge requirements permit, as detailed in RCM HY D-3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would b e required to ob tain a discharge permit from the Director of the City of Cypress Pub lic Works Department. It is anticipated that the Coastal Plain of the O range County Groundwater Basin will continue to b e sustainab ly managed with implementation of the Basin 8-1 Alternative. Therefore, implementation of the proposed Specific Plan would not conflict with or ob struct the sustainab le groundwater management 16 City of Cypress. 2001. City of Cypress General Plan Safety Element. O ctob er 5. 17 California Department of Conservation (DO C). 2019. O range County Tsunami Inundation Maps. Web site:
https://www.conservation.ca.gov/cgs/tsunami/maps/orange (accessed April 2024). 4-51
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4.11 LAN D USE AN D PLAN N IN G
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Physically divide an estab lished community?
b ) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
4.11.1 Impact Analysis
a) Would the project physically divide an established community? Less Than Significant Impact. As shown in Tab le 2.A, in Chapter 2.0, Project Description, in its existing condition, the Specific Plan Area consists of approximately 439 acres of land currently developed with a variety of uses including, mixed use, commercial use, and office/light industrial use. The Specific Plan Area issituated in the southern portion of the City of Cypress spanning the Cypress Business Park.
The proposed Specific Plan Area encompasses the Lusk/Cypress Industrial Park Specific Plan, the Cypress Corporate Center O riginal and Amended Specific Plan, the McDonnell Center Amended Specific Plan, the Cypress View Limited Specific Plan, and the Cypress Business and Professional Center Specific Plan areas. Surrounding land uses include a mix of residential and commercial to the north, and residential and pub lic parks to the south. The areas east and west of the Specific Plan Area are outside the Cypress city limits.
As part of the proposed Specific Plan, the five existing Specific Plans would b e integrated into a single Specific Plan document to moderniz e the Business Park’s existing specific plans and provide updated development standards that would improve the City’s ab ility to regulate land uses within the Cypress Business Park. The ob jectives of the Specific Plan include updating and estab lishing land use designations within the new Specific Plan, estab lishing a comprehensive set of performance standards where possib le (such as landscaping, signage, and lighting), defining and updating terminology and land uses, amending the City’s Zoning Code, and developing options to streamline project approval processes and permit flexib ility. New land uses allowed under this Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area.
These ob jectives aim to facilitate the orderly development of future development projects within the proposed Specific Plan Area and facilitate economic development opportunities within the City. No features of the proposed Specific Plan would disrupt the existing surrounding land uses from continuing to operate as-is. Additionally, as stated in Section 2.3.1 Project Description, the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac). The first property includes 7.15 acres and is located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue). Under the proposed project, the land use designation on this property would b e changed from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/ Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), which would allow a residential density of 60 du/ac 4-53
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According to the 2017 American Housing Survey (AHS), the average household siz e in structures that have 50 or more housing units (the highest housing density type evaluated in the AHS) in the Los Angeles-Long Beach-Anaheim Metropolitan Statistical Area (MSA) was 1.99 persons. Therefore, the proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.18
As such, any future residential projects implemented in accordance with the proposed z oning amendments and land use changes would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations. Furthermore, any redevelopment on the two properties identified in this Specific Plan, which would replace existing structures within the b uilt environment and proposed development plans, would b e reviewed for connectivity. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the physical division of an estab lished community, and no mitigation is required. b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Less Than Significant Impact. The primary documents regulating land use within the Specific Plan Area are the City of Cypress General Plan, the Lusk/Cypress Industrial Park Specific Plan, the Cypress Corporate Center O riginal and Amended Specific Plan, the McDonnell Center Amended Specific Plan, the Cypress View Limited Specific Plan, and the Cypress Business and Professional Center Specific Plan.
As stated ab ove in Response 4.11.1(a), the proposed Specific Plan would integrate five of the existing specific plans into one comprehensive Specific Plan. As noted in Section 2.3, Project Description, the proposed Specific Plan would update the permitted land uses within the five existing specific plans to provide clear and updated development standards; however, these changes in permitted land use would not sub stantially change the existing land use designations or permitted uses within the existing specific plans. The proposed Specific Plan’s key ob jective to moderniz e the existing specific plans to provide updated development standards will foster new b usiness and development opportunities within the Business Park planning area. The proposed project would include multiple Specific Plan amendments and adoption of the Cypress Business Park Specific Plan. The proposed Specific Plan amendments would revise land use designations, update terminology, implement performance standards, and streamline approval processes to integrate multiple existing specific plans into one 18 321 households x 1.99 persons per household = 639 persons
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -54 comprehensive specific plan. Additionally, the proposed Specific Plan would estab lish an updated list of permitted and conditionally permitted uses, as shown in Appendix A.
Adoption of the proposed Specific Plan would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units.
The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. Additionally, permitted uses within the existing specific plans would not b e sub stantially changed as a result of the proposed project.
Therefore, the proposed Specific Plan would b e consistent with the City’s General Plan and would ensure that the proposed project would not conflict with other land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating an environmental effect. As such, any future developments or improvements that would require discretionary approvals would b e sub ject to separate environmental review on a project-specific b asis, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. In addition, individual projects contemplated under the Specific Plan would b e evaluated for site-specific impacts to land use and would include appropriate mitigation as necessary to address impacts related to conflicts with any land use plan, policy, or regulation.
Therefore, impacts related to conflicts with a land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect would b e less than significant, and no mitigation is required.
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4.12 MIN ERAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Result in the loss of availab ility of a known mineral resource that would b e of value to the region and the residents of the state?
b ) Result in the loss of availab ility of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
4.12.1 Impact Analysis
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
N o Impact. The Surface Mining and Reclamation Act (SMARA) enacted b y California Legislature in 1975 provides guidelines to assist with classification and designation of mineral lands. These areas were designated under the b asis of several geologic factors, b ut do not give regard to existing land uses and ownership. These Mineral Resource Zones (MRZs) are divided into the following four categories:
• MRZ-1: An area where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. • MRZ-2: An area where adequate information indicates that significant mineral deposits are present, or where it is judged that a high likelihood exists for their presence. • MRZ-3: An area containing mineral deposits of which their significance cannot b e properly evaluated.
• MRZ-4: An area where information is not adequate enough to b e ab le to assign to any other MRZ z one.
O f these four categories, lands classified as MRZ-2 are of the greatest importance. Such areas are underlain b y demonstrated mineral resources or are located where geologic data indicate that significant measured or indicated resources are present. MRZ-2 areas are designated b y the State of California Mining and Geology Board as b eing “regionally significant.” The Specific Plan Area has b een classified b y the California Geological Survey (CGS) as MRZ-4, indicating that it is in an area where information is inadequate for assignment to any other mineral resource z one.19 The City of Cypress is not within the proximity of any MRZ-2 z ones, and is surrounded 19 California Department of Conservation (DO C). 1981. Division of Mines and Geology. Mineral Land Classification Map. Los Alamitos Quadrangle. Special Report 143, Plate 3.17.
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -56 b y an MRZ-1 z one, indicating the ab sence of significant mineral deposits in the area.20 No properties in the immediate vicinity of the Specific Plan Area are used for mineral recovery and future development within the proposed Specific Plan is not likely to result in loss of availab ility of a locally important mineral resource. The proposed Specific Plan does not include any physical improvements, and no impacts related to mineral resources would occur with its adoption. Therefore, adoption of the Specific Plan would not result in impacts to mineral resources, and no mitigation is required. b) Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? N o Impact. As stated in Response 4.12.1(a), the Specific Plan Area is clearly shown to not b e a part of a mineral resource z one containing any known valuab le mineral resources, which would suggest any future development within the Specific Plan would have a high unlikelihood of minerals b eing extracted at the project area.
21 Therefore, no impact would occur, and no mitigation is required. 20 California Department of Conservation (DO C). 1981. Division of Mines and Geology. Mineral Land Classification Map. Los Alamitos Quadrangle. Special Report 143, Plate 3.17. 21 Ib id. 4-57
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4.13 N OISE
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Less Than
Significant
Impact
N o
Impact
Would the project result in:
a) Generation of a sub stantial temporary or permanent
increase in amb ient noise levels in the vicinity of the project in excess of standards estab lished in the local general plan or noise ordinance, or applicab le standards of other agencies?
b ) Generation of excessive groundb orne vib ration or
groundb orne noise levels?
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not b een adopted, within 2 miles of a pub lic airport or pub lic use airport, would the project expose people residing or working in the project area to excessive noise levels?
4.13.1 Impact Analysis
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact. The City’s General Plan Noise Element (adopted 2001) estab lishes standards and procedures for protecting noise-sensitive uses from stationary and mob ile sources.
Refer to Tab le 4.13.A for the Exterior Noise Level Standards and Tab le 4.13.B for the Interior Noise Level Standards from the City of Cypress Municipal Code Section 13-68 (a) (1976).
Table 4.13.A: Exterior N oise Level Standards
N oise Z one N oise Level (dBA Leq) Time Period
1 55 7:00 a.m. – 10:00 p.m.
50 10:00 p.m. – 7:00 a.m.
2 60 7:00 a.m. – 10:00 p.m.
55 10:00 p.m. – 7:00 a.m.
Source: City of Cypress Municipal Code Section 13-68 (a) (1976). dBA = A-weighted decib els
Leq = Average Hourly Noise Level
Table 4.13.B: Interior N oise Level Standards
N oise Z one N oise Level (dBA Leq) Time Period
1 and 2 55 7:00 a.m. – 10:00 p.m.
45 10:00 p.m. – 7:00 a.m.
Source: City of Cypress Municipal Code (1976).
dBA = A-weighted decib els
Leq = Average Hourly Noise Level
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -58 The City’s Noise Element describ es the noise environment (including noise sources) in the City, and addresses noise mitigation regulations, strategies, and programs, as well as delineates federal, State, and City jurisdiction relative to rail, automotive, aircraft, and nuisance noise. The City’s noise standards are correlated with land use z oning classifications in order to maintain identified amb ient noise levels and to limit, mitigate, or eliminate intrusive noise that exceeds the amb ient noise levels within a specified z one. In accordance with Tab le N-3 of the Noise Element of the City’s General Plan, the exterior noise level standard for residential uses, including single-family and multi-family development, is 60 dBA CNEL (A-weighted decib el community noise equivalent level). This standard is limited to the private yards of single-family homes and the private patios or b alconies of multifamily uses that are served b y means of an exit from inside each dwelling; however, private patios or b alconies that are 6 feet deep or less are exempt from this standard. For residential uses, the City’s interior noise level standard is 45 dBA CNEL. The Cypress Municipal Code Chapter 13, Article VII, Sections 13-64 through 13-79, estab lished noise standards and enforcement procedures to enforce the reduction of “ob noxious or offensive” noises. The Municipal Code (Section 13-70, Special Provisions) also requires that construction activities shall not take place b etween the hours of 8:00 p.m. and 7:00 a.m. on weekdays, b efore 9:00 a.m. and after 8:00 p.m. on Saturdays, or at any time on Sundays or a federal holiday.
The proposed Specific Plan does not include any specific development or redevelopment proposals.
The proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac). The first property includes 7.15 acres and is located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue). Under the proposed project, the land use designation on this property would b e changed from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/ Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), which would allow a residential density of 60 du/ac, and accommodate an estimated 321 residential units. The second property, a 4.10-acre property located at the northeast corner of K atella Avenue and Sib oney Street (adjacent to 4955 K atella Avenue), is currently under construction with a multifamily residential development consisting of an estimated 251 residential units. The land use designation on this property would b e changed from Mixed-Use Commercial/Residential (MUC/R) to Mixed-Use Commercial/Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), which would increase the permitted residential density allowed on this parcel from 19 du/ac to 60 du/ac, consistent with the net density of the multifamily project b eing constructed on that site. These proposed updates are consistent with the rez oning scenarios identified in the City’s recently adopted 2021–2029 Housing Element.
Adoption of the proposed Specific Plan would increase residential densities on two properties along K atella Avenue. These activities could result in the potential demolition of structures, construction, and site grading, as well as the placement of residential uses near stationary noise sources. While all of these activities have the potential to increase amb ient noise and vib ration levels within the City of Cypress and exceed acceptab le noise standards, the properties are adjacent to primary noise sources within the City (major roadways). The provision of additional residential units could result in noisesensitive land uses b eing located within or adjacent to noise contours ab ove 60 CNEL. However, any new construction would need to b e consistent with the General Plan Noise Element. Potential sources 4-59
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As such, any future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and noise ordinances within the City’s Municipal Code. New land uses allowed within the Specific Plan Area would b e generally similar to land uses allowed under the existing specific plans. Any noise associated with new land uses would b e similar to what already occurs within the Specific Plan Area and would b e allowed under the existing specific plans. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would not result in any significant impacts related to an increase in noise levels or excessive ground-b orne vib ration or noise, and impacts would b e less than significant. No mitigation would b e required.
b) Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
Less Than Significant Impact. As discussed ab ove, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. These proposed updates would not in themselves generate vib ration. In addition, vib ration levels generated from project-related traffic on the adjacent roadways would b e highly unusual for on-road vehicles b ecause the rub b er tires and suspension systems of on-road vehicles provide vib ration isolation. Therefore, vib ration generated b y projectrelated traffic on the adjacent roadways would b e less than significant. No mitigation measures are required.
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
Less Than Significant Impact. The closest airport to the Specific Plan Area is the Joint Forces Training Base (JFTB) Los Alamitos, which is generally south of the proposed Specific Plan Area. According to the A irport Env irons L and U se Pl an f or J FT B L os A l am itos22 (AELUP) and Exhib it SAF-823 in the Safety Element of the City’s General Plan, the southwestern portions of the Specific Plan Area are within the 60 and 65 dBA CNEL noise contours for JFTB Los Alamitos(see Exhib it D3 in Appendix D to the AELUP), which are defined b y the AELUP as Noise Impact Zone 2 (moderate noise impacts) and Noise Impact 22 O range County Airport Land Use Commission (ALUC). 2017. A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos (AELUP). August 17. 23 City of Cypress. 2001. City of Cypress General Plan Safety Element. O ctob er 5.
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -60 Zone 1 (high noise impacts). These areas of the Specific Plan are primarily composed of b usiness park and warehouse facilities, which are land uses considered “Normally Consistent” with AELUP policies, requiring no special noise reduction requirements.
The second closest airport is the Long Beach Municipal Airport, located approximately 5.4 miles northwest of the Specific Plan Area, according to the Los Angeles County Airport Land Use Plan. The Specific Plan Area is outside of the 65 dBA CNEL noise contour for the Long Beach Municipal Airport.
Therefore, aircraft noise generated from the two closest airports would not expose people residing or working within the Specific Plan Area to excessive noise levels due to the proximity of a pub lic airport.
Although the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan) area, to allow residential densities of up to 60 du/ac, the proposed properties are located approximately 1 mile north of the JFTB Los Alamitos. According to the AELUP, the proposed properties are outside the 60 dBA CNEL and 65 dBA CNEL noise contours for JFTB Los Alamitos, wherein residential uses are considered “Normally Consistent” with AELUP policies. Further, as the proposed Specific Plan does not include physical development, it would not result in the exposure of people residing or working in the project area to excessive noise levels. Any future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and b e consistent with AELUP policies, including b eing sub ject to Airport Land Use Commission review for consistency with the AELUP. Finally, future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review in accordance with the provisions of CEQA and the State CEQ A G uidel ines. These actions would ensure proper evaluation of the potential for future development to result in potential aviation-related noise impacts. Therefore, less than significant noise impacts related to airports are anticipated, and no mitigation is required. 4-61
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4.14 POPULATION AN D HOUSIN G
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Induce sub stantial unplanned population growth in an area, either directly (for example, b y proposing new homes and b usinesses) or indirectly (for example, through extension of roads or other infrastructure)?
b ) Displace sub stantial numb ers of existing people or housing, necessitating the construction of replacement housing
elsewhere?
4.14.1 Impact Analysis
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
Less Than Significant Impact. The proposed Specific Plan would integrate the five existing specific plans into one updated Specific Plan to guide future b usiness development within the City of Cypress.
The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use changes is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units.
According to the 2017 American Housing Survey (AHS), the average household siz e in structures that have 50 or more housing units (the highest housing density type evaluated in the AHS) in the Los Angeles-Long Beach-Anaheim Metropolitan Statistical Area (MSA) was 1.99 persons. Because the proposed land use designation amendments would allow for higher density housing, 1.99 persons per household was deemed appropriate for use in the analysis contained in this IS/ND. Therefore, the proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.24
Additionally, in the 2024–2050 Regional Transportation Plan/Sustainab le Communities Strategy (RTP/SCS population projections for the City, the population of Cypress in 2050 is expected to b e 56,200 persons, increasing b y 6,000 persons from the actual 2019 population of 50,200 persons.
Adoption of the proposed Specific Plan would not result in population growth that would exceed the 2019 to 2050 growth forecast for the City. Therefore, implementation of the proposed project would 24 321 households x 1.99 persons per household = 639 persons
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As a specific plan, this document would not, in and of itself, result in impacts related to population and housing, as it does not include any specific development or redevelopment proposal. New land uses allowed within the Specific Plan Area would b e generally similar to land uses already allowed under the existing specific plans. Any future projects implemented in accordance with the proposed updated land use designations would b e required to adhere to the City’s General Plan, provide required development impact fees, and comply with applicab le development regulations. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
As such, the proposed project would not cause indirect sub stantial unplanned population growth through the extension of roads and other infrastructure. Impacts associated with unplanned population growth, directly or indirectly, would b e less than significant, and no mitigation would b e necessary.
b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
N o Impact. As stated ab ove in Response 4.14.1(a), the proposed Specific Plan does not include physical development and would not in itself contrib ute to impactsrelated to population and housing.
Implementation of the proposed project would not displace any housing or associated populations.
Instead, the proposed project would amend land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element.
O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. As discussed ab ove in Response 4.14(a), the proposed Specific Plan would add approximately 639 persons residents to the City’s population.25 Therefore, there would b e no impact related to the displacement of sub stantial numb ers of people or housing.
Therefore, adoption of the proposed Specific Plan would not displace housing or persons, nor require or necessitate the development of replacement housing elsewhere, and no mitigation would b e required.
25 321 households x 1.99 persons per household = 639 persons. 4-63
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4.15 PUBLIC SERVICES
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Result in sub stantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptab le service ratios, response times or other performance
ob jectives for any of the pub lic services:
i. Fire protection?
ii. Police protection?
iii. Schools?
iv. Parks?
v. O ther pub lic facilities?
4.15.1 Impact Analysis
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services?
i. Fire Protection
Less Than Significant Impact. The O range County Fire Authority (O CFA) is a Joint Powers Authority that serves the City of Cypress and is responsib le for reducing the loss of lives and property from fire, medical, and environmental emergencies. The O CFA is a regional fire service agency that provides fire suppression, emergency medical services, haz ardous materials response, wildland firefighting, technical rescue, and airport rescue firefighting services, and a variety of other pub lic services to its service area of 1,891,382 residents that includes 23 cities in O range County (County) and all unincorporated areas in the County. Currently, O CFA has a total of 77 stations located throughout O range County.26
The City of Cypress is located within O perations Division 7, which also serves the cities of Buena Park, La Palma, and Stanton along with portions of several unincorporated communities.27 As a regional fire agency, O CFA engages in service agreements with other local and regional fire agencies. 26 O range County Fire Authority (O CFA). 2023. Fiscal Y ear 2023–2024 Adopted Budget. Page 11. Web site:
C:\Users\STUART~ 1\AppData\Local\Temp\mso34C7.tmp (ocfa.org) (accessed April 25, 2024). 27 O CFA. 2020. O perations Division 7. Web site: O CFA - O range County Fire Authority (accessed Septemb er 13, 2023).
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -64 According to the City’s General Plan Safety Element (2001), it is the O CFA’s goal to have the first responding company for a fire call to reach the emergency scene within 8 minutes and paramedics to reach the scene within 5 minutes, at least 90 percent of the time. In Fiscal Y ear 2023–2024, O CFA responded to emergency calls within 6 minutes and 29 seconds 90 percent of the time across all service area calls.28 Future projects allowed under the proposed Specific Plan would b e required to comply with all O CFA requirements, the current editions of the California Building Code, California Fire Code, and related codes.
The proposed Specific Plan would not, in and of itself, result in environmental impacts associated with the construction of new or additional facilities needed as a result of reduced pub lic service performance ob jectives as it does not include any specific development or redevelopment proposal.
New land uses allowed within the Specific Plan Area would b e generally similar to land uses already allowed under the existing specific plans. Any future demand for fire protection services would b e similar to the existing demand.
The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. The development of up to 321 dwelling units, would generate a net increase of approximately 639 persons. This increase in the City’s population could result in an increase in fire protection calls within the City; however, such calls would b e generally consistent with the types of calls the O FCA responds to at similar residential developments in the City.
As discussed ab ove, the O CFA currently serves more than 1,894,382 residents from its 77 fire stations throughout the County, including Fire Station No. 17 within the City and Fire Station Nos. 2 and 84 nearb y. The addition of 639 residents would increase the population served b y 0.2 percent. This increase in population served b y O FCA is negligib le (less than 1 percent and would not impact O CFA’s ab ility to serve the City).
Any future residential projects implemented in accordance with the proposed project would b e required to adhere to all O CFA requirements, including providing adequate fire flow/structure protection to the properties, hydrants spaced to meet the minimums identified in the fire code, and providing adequate access for emergency vehicles. Future development projects allowed under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. As detailed in Regulatory Compliance Measure (RCM) PS-1, b elow, during the development and CEQA review process, future projects would b e required to coordinate with O CFA to determine the appropriate development impact fees required for the project to offset potential impact to O CFA staffing and service ab ility. 28 O CFA. 2022. Fiscal Y ear 2021/2022 Adopted Budget. Web site: https://www.ocfa.org/Uploads/ Transparency/O CFA%202022-2023%20Adopted%20Budget.pdf (accessed O ctob er 16, 2023). 4-65
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Therefore, impacts on fire protection services would b e less than significant, and no mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to pub lic services. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure PS-1 Orange County Fire Authority (OCFA). Any future projects implemented in accordance with the proposed
project would b e required to coordinate with the O range County Fire Authority (O CFA) to determine the
appropriate development impact fees required to offset
potential impact to O CFA staffing and service ab ility.
Prior to the approval of a future project implemented in accordance with the proposed project, the designated
site developer shall enter into a Secured Fire Protection Agreement with O CFA that details the agreed-upon
development impact fees required for the project.
ii. Police Protection
Less Than Significant Impact. The Cypress Police Department (CPD) provides police protection services throughout the City. The CPD has one station located within the Cypress Civic Center at 5275 O range Avenue, approximately 1.5 mile north of the Specific Plan Area. Management and supervision of the CPD is provided b y 1 chief, 3 commanders, 1 civilian manager, 10 sergeants, and 1 civilian supervisor. O f the CPD's 55 sworn personnel, 41 are dedicated to the delivery of patrol services. In addition to the 55 officers, the department is supported b y 23 civilian employees and numerous volunteers.29 The officer-to-resident ratio in 2022was 1.1 CPD officer per 1,000 residents.
The services provided b y CPD include a detective b ureau, canine teams, narcotics team, vice and intelligence, motorcycle officers, Personnel & Training, Positive Actions thru Character Education (P.A.C.E.) program, S.W.A.T. and a Lead Patrol O fficer program. In addition, the CPD has estab lished Community Policing, or Cypress Policing, as the philosophy for providing pub lic safety services.
Police dispatch services for the City of Cypress are provided b y the West Cities Police Communications Center, also known as West-Comm. West-Comm is a consolidated police dispatch center, formed b y a Joint Powers Authority b etween the cities of Cypress, Los Alamitos and Seal Beach. Located at the Seal Beach Police Department, West-Comm serves a comb ined population of approximately 90,000 and handles approximately 100,000 calls for service each year. In 2020, the CPD responded to 24,929 29 City of Cypress. Cypress Police Department O verview. Web site: https://www.cypressca.org/government/ departments/police/inside-cypress-pd/the-community-we-serve# overview (accessed O ctob er 2023).
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -66 calls for service, including 12,215 emergency calls and 12,714 officer-initiated calls.30 This volume of calls for 2020 represents an overall 23 percent decrease in calls for service throughout the City compared to 2019.
As discussed ab ove in Response 4.15.1 (i), the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. The proposed updates would accommodate the development of 321 housing units within the proposed Specific Plan Area, with a corresponding net increase of approximately 639 persons. This increase in the City’s population could result in an increase in calls to law enforcement within the City; however, such calls would b e generally consistent with the types of calls the CPD responds to at similar residential developments in the City.
Additionally, the proposed properties are surrounded b y existing development and are in areas of the City already served b y CPD.
In 2021, the City had a population of 49,926, increasing the officer-to-resident ratio to 1.1 CPD officer per 1,000 residents. The increase of 639 persons in the City as facilitated b y the proposed project would result in an officer-to-resident ratio of 1 CPD officer per 1,000 residents, which is consistent with the officer-to-resident ratio of the City since 2022. The net increase of 639 persons may result in an incremental increase in law enforcement calls within the City; however, such calls would b e generally consistent with the types of calls the CPD responds to at similar residential developments in the City. Any future projects implemented in accordance with the proposed z oning and land use changes would b e required to adhere to all applicab le policies and codes related to the provision of police services. As such, future development projects under this Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the provision of police protection, or the construction of new or physically altered facilities, and no mitigation is required. iii. Schools
Less Than Significant Impact. The City is located within the Cypress School District (CSD), which serves the City’s kindergarten through sixth-grade students, and the Anaheim Union High School District (AUHSD), which serves the City’s junior high and high school students (grades 7 through 12). The California O ffice of Pub lic-School Construction has pub lished general student yield factors for elementary, secondary (middle/high school), and unified school districts in California (May 2009). The student generation rate for elementary schools is 0.5 student per dwelling unit and the student generation rate for middle/high school students is 0.2 student per dwelling unit. According to the Residential and Commercial/Industrial Development School Fee Justification Study performed for the CSD b y Cooperative Strategies and dated April 30, 2020, the elementary student generation rate for 30 City of Cypress. Cypress Police Department. 10-Y ear Calls for Service Trend. 2020. Web site: https://www. cypressca.org/home/showdocument? id= 10173 (August 2023). 4-67
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) multi-family units (high density units) in the CSD is 0.255 student per unit.31 According to the Developer Fee Justification Study performed for the CSD b y Cooperative Strategies and dated Novemb er 9, 2022, the elementary student generation rate for multi-family units (high density units) in the CSD is 0.32 student per unit.32 The increase in students as a result of project implementation would increase the demand for school facilities. However, future development allowed under the proposed project would accommodate planned regional housing growth included in the Southern California Association of Governments’ (SCAG) Regional Housing Needs Assessment (RHNA), which is b ased on population estimates, including school-aged children, for the City. Therefore, although implementation of the proposed project would facilitate an increase in demand for school facilities, this increase in demand is consistent with the increase in the City’s population.
Pursuant to California Education Code Section 17620(a)(1), the governing b oard of any school district is authoriz ed to levy a fee, charge, dedication, or other requirement against any construction within the b oundaries of the district for the purpose of funding the construction or reconstruction of school facilities. The Applicant/Developer of future residential development projects allowed under the proposed project would b e required to pay such fees to reduce any impacts of new residential development on school services as provided in Section 65995 of the California Government Code (refer to RCM PS-2 b elow). With the AUHSD’s projected decline in enrollment, and with payment of development impact fees on a project-b y-project b asis, it is expected that AUHSD would have sufficient capacity to accommodate new middle and high school level students generated with the development of future residential development.
In addition, the Applicant/Developer of future residential development projects allowed under the proposed project would b e required to pay such fees to reduce any impacts of new residential development on school services as provided in RCM PS-2. With the AUHSD’s continued pattern of decline in enrollment, and with payment of development impact fees on a project-b y-project b asis, it is expected that AUHSD would have sufficient capacity to accommodate new students generated with implementation of the proposed project.
Pursuant to the provisions of Government Code Section 65996, a project’s impact on school facilities is fully mitigated through payment of the requisite school facility development fees current at the time a b uilding permit is issued. Therefore, with payment of the required fees, as outlined in RCM PS2, potential impacts to school services and facilities associated with implementation of the proposed project would b e less than significant. No mitigation is required.
Regulatory Compliance Measures
No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to pub lic services. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
31 Cooperative Strategies. 2020. R esidential and Com m ercial / I ndustrial D ev el opm ent School Fee J ustif ication Study , Cy press School D istrict, T ab l e 5: A djusted Student G eneration Factors. April 30. 32 Cooperative Strategies. 2022. D ev el oper Fee J ustif ication Study , Central ia El em entary School D istrict.
Novemb er 9.
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -68 Regulatory Compliance Measure PS-2 Payment of School Fees. Prior to issuance of any b uilding permits, the Applicant/Developer of future residential
development projects facilitated b y the proposed project shall provide proof to the Director of the City of Cypress Community Development Department, or designee, that
payment of school fees to the appropriate school
districts have b een made in compliance with Section
65995 of the California Government Code.
iv. Parks
Less Than Significant Impact. Please refer to Section 4.16, Recreation, of this IS/ND, for a detailed discussion related to the proposed project’s potential impacts to parks and recreational facilities. As discussed previously in Section 4.14, Population and Housing, the proposed project could add up to 639 new residents to the City’s population, which could increase usage of City parks and recreational facilities. As describ ed in Section 4.16, impacts to recreational facilities would remain less than significant b y requiring every sub divider to either dedicate land, pay a park fee, or do b oth, for the purposes of providing park and recreational facilities (see RCM REC-1 in Section 4.16). All future projects implemented in accordance with the proposed Specific Plan would b e required to comply with the City of Cypress General Plan. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Additionally, new land uses allowed within the Specific Plan Area would b e generally similar to land uses already allowed under the existing specific plans. Therefore, b ecause the proposed project does not require the construction or expansion of pub lic recreation facilities and b ecause in-lieu park fees would b e paid, as describ ed in RCM REC-1, impacts to parks and recreation facilities would b e less than significant, and no mitigation is required. v. Other public facilities
Less Than Significant Impact. The Cypress Community Center, which provides regular classes and programming for local residents, is also located at 5700 O range Avenue. The Cypress Senior Center is located at 9031 Grindlay Street. Projects allowed under the proposed Specific Plan could result in an increase in the use of other pub lic facilities such as roadways, b ike lanes, sidewalks, and other urb an paths; however, the increased use of sustainab le transportation infrastructure is consistent with the City’s General Plan.
The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons. The net increase of 639 4-69
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) persons would incrementally increase demand for use of the pub lic facilities and demand for community services and programs at the Cypress Senior Center and the Cypress Community Center.
However, future development projects under this Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts associated with the provision of new or altered government facilities, and no mitigation is required.
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4.16 RECREATION
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
a) Would the project increase the use of existing
neighb orhood and regional parks or other recreational
facilities such that sub stantial physical deterioration of the facility would occur or b e accelerated?
b ) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
4.16.1 Impact Analysis
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Less Than Significant Impact. The proposed Specific Plan would not, in and of itself, result in any specific development or redevelopment proposal. The proposed land changes would allow residential development to occur on the property at the northwest corner of K atella Avenue and Sib oney Street.
The land use designation on this property would b e updated from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), allowing for a residential density of 60 dwelling units per acre (du/ac). The land use designation on the second property at the northeast corner of K atella Avenue and Sib oney Street would b e updated from Mixed-Use Commercial/Residential (MUC/R) to MixedUse Commercial/Residential (MUC/R) with a High-Density Residential O verlay (HDR O verlay), increasing the permitted density from 19 du/ac to 60 du/ac to reflect the existing residential density on the affected parcel. Although the proposed updates would not directly result in physical development, they would make possib le new residential development that could potentially lead to impacts to existing parks or recreational facilities. Any future projects that are implemented in accordance with the proposed z oning and land use updates would b e required to adhere to the Cypress General Plan, the City of Cypress Municipal Code, and all applicab le development regulations pertaining to the capacity of existing neighb orhood and regional parks or other recreational facilities.
The proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons. The City’s Municipal Code states a goal of providing 3.0 acres of land per 1,000 residents for park and recreational purposes, and an additional
1.5 acres of land per 1,000 residents for purposes that are made availab le at K -12 schools through a cooperative arrangement b etween the City, local school districts, and local park and recreation districts. The City currently has 82 acres of parkland availab le for its 50,151 residents, and it currently provides approximately 1.63 acres of parkland per 1,000 residents. The additional 639 residents would incrementally change this ratio to 1.61 acres of parkland per 1,000 residents, which is a negligib le change.
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) As specified in the City of Cypress Municipal Code Section 25-43, Relation of land required to population density, the City collects park dedication and in-lieu fees which are applicab le to new residential construction that qualify as dwelling units as defined b y Section 6.31.020(D) of the Cypress Zoning O rdinance and Section 205(D) of the 2001 California Building Code as they currently exist.
Impacts to recreational facilities remain less than significant b y requiring every sub divider to either dedicate land, pay a park fee, or do b oth, for the purposes of providing park and recreational facilities (see Regulatory Compliance Measure [RCM] REC-1 provided b elow). All future residential projects implemented in accordance with the proposed Specific Plan would b e required to comply with the City of Cypress General Plan. Therefore, impacts would b e less than significant, and no mitigation is required.
Regulatory Compliance Measure REC-1 Dedication of Parkland and/or Payment of Park Fees.
Prior to issuance of any b uilding permits for residential projects within the Specific Plan Area, the Applicant shall provide proof of compliance with the applicab le
provisions of Chapter 25 (Sub divisions), Article 6, Park and Recreational Facilities, of the City of Cypress (City) Municipal Code, or other fees as determined b y the City, to the Director of the City Community Development
Department, or designee.
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Less Than Significant Impact. There are currently a total of 20 developed pub lic parks within the City of Cypress, which range in siz e from the approximately 0.17-acre Laurel Park to the 22-acre O ak K noll Park.33 According to the Conservation/O pen Space/Recreation Element of the City’s General Plan (2001), the City had a total of approximately 82 acres of parks and recreational facilities.
The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. The proposed Specific Plan would not directly result in physical development. The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area.
Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units.
33 City of Cypress. 2022a. Facility and Park Locations. Web site: https://www.cypressca.org/activities/facilitypark-locations (accessed Septemb er 1, 2023).
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -72 As discussed ab ove under Response 4.16(a), the City of Cypress Municipal Code, Section 25-43, estab lishes a standard of 3.0 acres of land per 1,000 residents for park and recreational purposes, and an additional 1.6 acres of land per 1,000 residents for purposes that are made availab le at K–12 schools through a cooperative arrangement b etween the City, local school districts, and local park and recreation districts. Any future projects implemented in accordance with the land use changes would comply with the applicab le provisions in Chapter 25, Article 6, Park and Recreational Facilities, of the City’s Municipal Code (refer to RCM REC-1), which requires the payment of an in-lieu park fee, the dedication of land for park and recreational purposes, or b oth, b ased on a standard of 3.0 acres of land for park and recreational purposes for each 1,000 residents.
The proposed Specific Plan could allow for the development of additional residential units in Cypress, which could result in the potential addition of approximately 639 residents. This increase in population could incrementally increase usage of City parks and recreational facilities.
For all future residential projects developed in accordance with the proposed Specific Plan, the City will require the Applicant to pay fees and/or dedicate parkland as identified in RCM REC-1. Therefore, with the payment of in-lieu park fees and/or the dedication of parkland, impacts to recreation requirements would b e less than significant.
In addition to providing on-site recreational amenities, the Applicant would pay applicab le park fees as describ ed in RCM REC-1. Therefore, any future projects implemented under the proposed project would not include recreational facilities or require the construction or expansion of recreational facilities, which would have an adverse physical effect on the environment. Potential impacts would b e less than significant, and no mitigation is required. 4-73
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4.17 TRAN SPORTATION
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, b icycle and pedestrian facilities?
b ) Conflict or b e inconsistent with CEQA Guidelines §15064.3, sub division (b )?
c) Sub stantially increase haz ards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatib le uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
4.17.1 Impact Analysis
a) Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? or
b) Would the project conflict or be inconsistent with CEQ A Guidelines section 15064.3, subdivision (b)?
N o Impact. The Circulation Element of the City of Cypress General Plan provides goals and policies to implement a b alanced, functional, and efficient circulation system, and incorporate alternative modes of travel which allow for the safe movement of people and goods. The proposed Specific Plan is consistent with regulations to promote pedestrian and b icycle pathways, transit, and other actions to decrease vehicle miles traveled (VMT) within the City. New land uses allowed under the proposed Specific Plan would b e generally similar to the land uses already allowed under the existing specific plans. Additionally, the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac). Any future residential development or redevelopment on these properties would b e analyz ed on a project-b y-project b asis as design and layout of the projects are determined. Any trip generation or operational characteristics under the proposed Specific Plan would b e similar to what is already allowed under the various existing specific plans. The proposed Specific Plan would not, in and of itself, result in transportation impacts, as it does not include any specific development or redevelopment proposal. Future development under the Specific Plan would b e sub ject to policies describ ed in the Circulation Element of the General Plan, as well as other policies that promote reduction of VMT.
Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would have no impacts associated with conflict
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c) Would the project substantially increase haz ards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? or
d) Would the project result in inadequate emergency access? N o Impact. As describ ed ab ove, the proposed Specific Plan would not, in and of itself, result in transportation impacts, as it does not include any specific development or redevelopment proposal.
The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. Any future residential development or redevelopment proposals would b e analyz ed during review, and any necessary police or fire emergency access would b e implemented consistent with the City’s Municipal Code.
Furthermore, any future developments or transportation improvements under the Specific Plan would b e required to conform to the City of Cypress roadway design standards, which are b ased upon engineering principles and evolving policies and practices governing the City’s transportation infrastructure. These design standards meet b oth State and nationally acceptab le design criteria. All street improvements within the City would b e sub ject to the approval of the City Engineer; furthermore, these improvements would b e sub ject to the standards of the latest adopted edition of the California Department of Transportation’s (Caltrans) H ig hway D esig n M anual, where applicab le.
Long-term congestion relief resulting from implementation of the Circulation Element would improve emergency access throughout the City for police, fire, and emergency protection services. New land uses allowed under the proposed Specific Plan would b e generally similar to the land uses already allowed under the existing specific plans. Potential impacts would essentially b e the same as what is already allowed under the existing specific plans. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in dangerous design components or inadequate emergency access, and no mitigation is required.
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4.18 TRIBAL CULTURAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Cause a sub stantial adverse change in the significance of a trib al cultural resource, defined in Pub lic Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the siz e and scope of the landscape, sacred place, or ob ject with cultural value to a California Native American trib e, and that is:
i. Listed or eligib le for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Pub lic Resources Code Section
5020.1(k)? O r
ii. A resource determined b y the lead agency, in its
discretion and supported b y sub stantial evidence, to b e significant pursuant to criteria set forth in sub division (c) of Pub lic Resources Code Section 5024.1? In applying the criteria set forth in sub division (c) of Pub lic Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native
American trib e.
4.18.1 Impact Analysis
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the siz e and scope of the landscape, sacred place, or object with cultural value to a California N ative American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California N ative American tribe.
Less Than Significant Impact. Assemb ly Bill (AB) 52 and CEQA Pub lic Resources Code (PRC) Section 21080.3.1, sub divisions (b ), (d), require a lead agency to consult with any California Native American trib e that requests consultation and is traditionally and culturally affiliated with the geographic area of a proposed project. California Government Code Section 65352.3 (adopted pursuant to the requirements of Senate Bill [SB] 18) requires local governments to contact, refer plans to, and consult with trib al organiz ations prior to making a decision to adopt or amend a general or specific plan, or to designate open space that includes Native American Cultural Places.
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -76 The Native American Heritage Commission (NAHC) was contacted on Feb ruary 23, 2023, to conduct a Sacred Lands File (SLF) search and provide a Native American Contact List for the Specific Plan Area pursuant to SB 18, Government Codes 65352.3 and 65352.4, AB 52, and PRC Sections 21080.1 and 21080.3.1. The NAHC responded on May 2, 2023, stating that an SLF search was completed for the Specific Plan Area with negative results. The NAHC recommended that 19 Native American individuals representing the Diegueñ o, Gab rielino groups, Juaneñ o, Luiseñ o, Cahuilla, Pala Band, and K umeyaay groups b e contacted for information regarding cultural resources that could b e affected b y the proposed project. Nineteen individuals were contacted through letters sent via U.S. Postal Service Certified Mail on April 11, 2023. No responses requesting consultation were received within the time period.
The proposed Specific Plan would not, in and of itself, result in impacts to trib al cultural resources, as it does not include any specific development or redevelopment proposal. Future development under the Specific Plan could require excavation and other potentially disturb ing aspects of construction into soils, and there is a potential to uncover undiscovered trib al cultural resources during excavation, including human remains. Therefore, while unlikely, the presence of undiscovered sub surface trib al cultural resources within the proposed Specific Plan Area is possib le, and these resources could potentially b e affected b y construction activities.
Regulatory Compliance Measure (RCM) CUL-1, as detailed in Section 4.5, Cultural Resources, requires compliance with California PRC Section 21083.2(g) for the treatment of unearthed archaeological resources. Adherence to regulatory standards included in RCM CUL-1 would reduce the impact of the proposed project on unknown unique archaeological resources to less than significant, in the event that previously unknown deposits with trib al cultural significance are discovered during future construction activities under the proposed Specific Plan.
As also discussed in Section 4.5, RCM CUL-2 requires compliance with the State’s Health and Safety Code for the treatment of human remains. Adherence to regulatory standards included in RCM CUL2 would reduce the impact of the proposed project on human remains to less than significant, in the event that previously unknown remains are discovered during construction activities within the proposed Specific Plan Area.
Any future development allowed under the proposed Specific Plan would b e required to comply with AB 52, SB 18, and relevant City standards as applicab le. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would have less than significant impacts related to trib al cultural resources, and no mitigation is required.
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4.19 UTILITIES AN D SERVICE SYSTEMS
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
Would the project:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater
drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant environmental effects?
b ) Have sufficient water supplies availab le to serve the project and reasonab ly foreseeab le future development during
normal, dry and multiple dry years?
c) Result in a determination b y the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
4.19.1 Impact Analysis
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less Than Significant Impact. The proposed Specific Plan would not, in and of itself, result in impacts related to the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, as it does not include any specific development or redevelopment proposal. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area.
Additionally, new land uses allowed under the proposed Specific Plan would b e similar to those allowed under the existing specific plans. No increase in demand for these utilities is anticipated b eyond what already exists and what would b e generated b y the uses that are already allowed under the existing specific plans. Future development allowed under the proposed Specific Plan would b e
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Water
The West O range County System of the Golden State Water Company (GSWC) Los Alamitos West O range Service Area 2020 Urb an Water Management Plan (UWMP) states that annual water use in its service area is expected to b e 15,759 acre-feet b y 2045. In addition, the 2020 UWMP states that total water supplies availab le for the service area in 2045 would b e 23,645 acre-feet. Some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently use water. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to water. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded water facilities or infrastructure and impacts would b e less than significant. No mitigation is required.
Wastewater
The O range County Sanitation District (O CSD) is responsib le for the provision of wastewater treatment facilities that serve the Specific Plan Area. The O CSD has a capacity to treat 188 million gallons of wastewater per day from residential, commercial, and industrial sources at two plants: Reclamation Plant No. 1 in Fountain Valley and Treatment Plant No. 2 in Huntington Beach. Reclamation Plant No. 1 has a primary treatment capacity of 208 million gallons per day (mgd),34 and is running under capacity at approximately 120 mgd.35 Treatment Plant No. 2 has a primary treatment capacity of 168 mgd and currently receives 59 mgd.36
As stated ab ove, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently generate wastewater and are assumed in O CSD’s wastewater generation projections. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to wastewater treatment. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. In addition, as requested b y O CSD, future projects implemented in accordance with the proposed project would b e required to provide project-specific impact analysis via sewer study to demonstrate the adequacy of existing wastewater facilities to properly transport and treat wastewater flows 34 O CSD. 2019b . B udg et U pdate Fiscal Y ear 2019-2020. Web site: https://www.ocsd.com/Home/Show Document? id= 28411 (accessed May 12, 2023). 35 Ib id. 36 O CSD. Facts and K ey Statistics Web pag e. Web site: https://www.ocsd.com/services/regional-sewerservice (accessed May 12, 2023). 4-79
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) generated b y the future project.37 As such, the proposed project would not require the relocation or construction of new or expanded wastewater facilities or infrastructure and impacts would b e less than significant. No mitigation is required.
Stormwater/Drainage
Any future projects implemented in accordance with the proposed project which disturb more than 1 acre of soil would comply with the requirements of the Construction General Permit and would include the preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP).
The SWPPP would include construction Best Management Practices (BMPs) to control and direct onsite surface runoff and would include detention facilities, if required, to ensure that stormwater runoff from the construction site would not exceed the capacity of the stormwater drainage systems. If applicab le, a SWPPP would also detail Erosion Control and Sediment Control BMPs to b e implemented during project construction to minimiz e erosion and retain sediment on site. If a future project would disturb less than 1 acre of soil, it would b e sub ject to the requirements of Section 5.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires projects that disturb less than 1 acre of soil and that are not part of a larger common plan to comply with the local municipal code and/or implement a comb ination of erosion and sediment control and good housekeeping BMPs to prevent pollution of stormwater runoff during construction activities.
Any new development allowed under the proposed project would also comply with the O range County MS4 Permit, which requires the preparation of a Final Water Quality Management Plan (WQMP) and implementation of operational BMPs to target and reduce pollutants of concern in stormwater runoff from project sites. Compliance with the O range County MS4 Permit would reduce operational impacts related to surface water quality standards, waste discharge requirements, and/or degradation of water quality to a less than significant level, and no mitigation is required.
Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently contrib ute to stormwater flows and given that existing urb an uses are prob ab ly older structures and not b uilt to current stormwater standards there could b e a net b enefit. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to stormwater drainage. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded stormwater facilities or infrastructure and impacts would b e less than significant. No mitigation is required.
Electric Power
The City is within the service territory of Southern California Edison (SCE), which provides services through a grid of transmission lines and related facilities. As discussed previously, according to the California Energy Commission (CEC), total electricity consumption in the SCE service area in 2022 was 37 Personal communication with L K evin Hadden, Principal Staff Analyst at O CSD on June 30, 2023.
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -80 85,870 GWh38 and total electricity consumption in O range County in 2022 was 20,243.7 GWh ((20,243,721,856 kilowatt hours [ kWh]).
39 Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that are older structures not b uilt to current Title 24 Energy Efficiency Standards, all of which consume electricity, thereb y likely decreasing any net gain in electricity consumption. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to electric power. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded electrical facilities or infrastructure and impacts would b e less than significant. No mitigation is required.
N atural Gas
Southern California Gas Company (SoCalGas), the service provider for the City, serves approximately
21.1 million customers in a 24,000 sq mi service territory.40 According to the CEC, total natural gas consumption in the SoCalGas service area in 2022 was s 5,026 million therms (1,646 million therms for the industrial sector) 41 and total natural gas consumption in O range County in 2022 was 572 million therms (352 million therms for the residential sector and 221 therms for the non-residential sector).42 The proposed project would not require the construction of any physical improvements related to the provision of natural gas service that would result in significant environmental impact.
Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that are older structures not b uilt to current Title 24 Energy Efficiency Standards, several of which consume natural gas, thereb y likely decreasing the net gain in natural gas consumption. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to natural gas. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded natural gas facilities or infrastructure and impacts would b e less than significant. No mitigation is required.
Telecommunication Facilities
38 CEC. 2023b . El ectricity Consum ption b y Entity . Web site: http://www.ecdms.energy.ca.gov/elecb yutil.aspx (accessed Feb ruary 21, 2025) 39 CEC. 2023a El ectricity Consum ption b y County. Web site: http://www.ecdmsenergy.ca.gov/elecb y county.aspx (accessed Feb ruary 21, 2025). 40 SoCalGas. n.d. Company Profile: Ab out SoCalGas Web page. Web site: https://www.socalgas.com/ab outus/company-profile (accessed May 11, 2023) 41 CEC. 2023d. G as Consum ption b y Entity . Web site: https://ecdms.energy.ca.gov/gasb yutil.aspx (accessed Feb ruary 21, 2025). 42 CEC. 2023c. G as Consum ption b y County. Web site: http://www.ecdms.energy.ca.gov/gasb ycounty.aspx (accessed Feb ruary 21, 2025).
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Telephone, television, and internet services are offered b y a variety of providers in the City. Any future projects that would b e developed in accordance with the proposed project would b e responsib le for constructing adequate tele-communication facility extensions on their respective project sites. The future construction and expansion of these facilities would occur on site during the site preparation and earthwork phase and are not expected to impact any telephone, cab le, or internet services offsite that serve the surrounding areas. Additionally, telecommunication facilities are generally installed concurrently with utility expansions and impacts associated with the expansion of telecommunications facilities are already considered in the air quality, noise, and construction traffic analysis. Therefore, the project impacts associated with the relocation or construction of new or expanded telecommunication facilities and impacts would b e less than significant. No mitigation is required.
b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less Than Significant Impact. The City of Cypress is served b y the GSWC, a private water service provider. As stated in Response 4.19.1(a), water provided in the West O range County System is a b lend of groundwater from the O range County Groundwater Basin and imported water. According to GSWC’s 2020 UWMP for the West O range County System, the total projected water demand for customers served b y GSWC is approximately 14,137 acre-feet per year in 2025; the projected water demand increases every 5-year period, totaling 15,759 acre-feet per year b y 2045. GSWC’s planned water supplies for 2025 total 21,940 acre-feet per year, increasing to 23,645 acre-feet per year in 2045.43
As indicated ab ove Response 4.19.1(a), the proposed land use changes would accommodate the development of 321 housing units within the proposed Specific Plan; however, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently generate wastewater and are assumed in O CSD’s wastewater generation projections. Additionally, the proposed Specific Plan would generally allow the same types of uses as those currently existing in the Specific Plan Area and already allowed under the five existing specific plans; therefore, the anticipated water demand associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed under the specific plans. Future development allowed under the proposed Specific Plan would b e required to adhere to all applicab le State laws related to water conservation.
The proposed Specific Plan does not include any specific development or redevelopment proposal.
Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ine.
Therefore, adoption of the proposed Specific Plan would not result in insufficient water supplies during normal, dry, and multiple dry years, and adequate water supply would b e availab le to accommodate the future residential development on the proposed properties facilitated b y the proposed Specific Plan. The proposed project would increase demand for water supplies; however, the GSWC would have sufficient water supplies to serve the proposed project. Therefore, the 43 Golden State Water Company (GSWC). 2021b . Los Alamitos Customer Service Area. Web site:
http://www.gswater.com/los-alamitos/ (accessed Novemb er 20, 2023).
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c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’ s projected demand in addition to the provider’ s existing commitments?
Less Than Significant Impact. As discussed ab ove in Response 4.19.1 (a), sewage from the City is diverted to either Reclamation Plant No. 1 in Fountain Valley or Treatment Plant No. 2 in Huntington Beach. Reclamation Plant No. 1 has a primary treatment capacity of 208 million gallons per day, 44 and
is running under capacity at approximately 120 million gallons per day. 45 Treatment Plant No. 2 has a
primary treatment capacity of 168 million gallons per day 46 and currently receives 59 million gallons per day. 47 The City’s Pub lic Works Department’s Maintenance Division is responsib le for maintaining the City’s sanitary sewer system. The City operates and maintains a sanitary sewer collection and conveyance system that includes a network of gravity sewers, one pump station, and one sewer force main. Wastewater in the City of Cypress is collected, treated, and disposed of b y the O range County Sanitation District (O CSD). The O CSD provides wastewater collection, treatment, and recycling for approximately 2.6 million people living within a 479-square-mile area of central and northwestern O range County and treats approximately 185 million gallons of wastewater from residential, commercial, and industrial sources per day.48
According to the O CSD’s 2020 Sewer System Management Plan, “O C San’s CIP assures that older facilities are upgraded as needed to ensure adequate capacity through the system. O C San works under annual and long-range plans that have proven effective, and O C San is not currently experiencing capacity related prob lems. Indications of possib le capacity prob lems seen b y the Collections Facilities O &M Division are b rought to the attention of the Engineering Department for further evaluation.”49 Therefore, there are no constraints on the availab ility of wastewater disposal or treatment.
Future development allowed under the proposed Specific Plan would b e required to comply with all State laws related to water conservation. Additionally, future projects would b e required to adhere to the City’s Sewer Improvement Standards, which stipulate that all required sewer improvements shall b e designed and constructed to City of Cypress (City) and O range County Sanitation District (O C SAN) standards and shall b e approved b y the City Engineer prior to development. The proposed Specific Plan would generally allow the same types of commercial and industrial uses as those 44 O CSD. 2019b . B udg et U pdate Fiscal Y ear 2019-2020. Web site: https://www.ocsd.com/Home/Show Document? id= 28411 (accessed May 12, 2023). 45 Ib id. 46 Ib id. 47 O CSD. Facts and K ey Statistics Web pag e. Web site: https://www.ocsd.com/services/regional-sewer-service (accessed May 12, 2023). 48 O range County Sanitation District (O C SAN). 2022. 2021-2022 A nnual R eport. Web site: https://www.oc san.gov/home/showpub lisheddocument/33473/638080061619170000 (accessed Novemb er 16, 2023). 49 O CSD. 2020. System Management Plan for O range County Sanitation District. Web site: https://www.ocsd. com/Home/ShowDocument? id= 29880 (accessed Novemb er 15, 2023). 4-83
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) currently existing in the Specific Plan Area and already allowed under the five existing specific plans; therefore, the anticipated wastewater generation associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed. Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently generate wastewater. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the wastewater treatment capacity, and no mitigation is required.
d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Less Than Significant Impact. The City currently contracts with Valley Vista Waste and Recycling Services, a private solid waste hauler, to collect and dispose of the solid waste generated throughout the City. Solid waste collected in the City b y Valley Vista would b e transported to one of the Class III landfills operated and maintained b y O CWR. O CWR owns and operates three active landfills (i.e., the O linda Alpha Landfill in Brea, the Frank R. Bowerman Landfill in Irvine, and the Prima Deshecha Landfill in San Juan Capistrano). All three landfills are permitted as Class III landfills, which only accept nonhaz ardous municipal solid waste for disposal; no haz ardous or liquid waste is accepted. County residents are ab le to dispose of their household haz ardous waste items at any of O CWR’s four household haz ardous waste collection centers, located in the cities of Anaheim, Huntington Beach, Irvine, and San Juan Capistrano.50 Tab le 4.19.A identifies the Class III sanitary landfills operated b y O CWR.
Table 4.19.A: Orange County Class III Landfills
Landfill Location
Approximate
Distance from
Specific Plan Area
(miles)
Service
Frank R. Bowerman 11002 Bee Canyon Access Road
Irvine, CA 92602
20 (southeast) Commercial dumping;
no pub lic dumping
O linda Alpha 1942 North Valencia Avenue
Brea, CA 92823
14 (northeast) Commercial dumping;
pub lic dumping allowed
Prima Deshecha 32250 La Pata Avenue
San Juan Capistrano, CA 92675
33 (southeast) Commercial dumping;
pub lic dumping allowed
Sources: O range County Waste & Recycling. Active Landfills. Google Maps; Web site: https://oclandfills.com/landfills/active-landfills (accessed Decemb er 2022).
O f the three Class III landfills currently operated b y O CWR, the closest active landfill to the Specific Plan Area is the O linda Alpha Landfill. The O linda Alpha Landfill, which is currently permitted b y the California Department of Resources, Recycling, and Recovery (CalRecycle) to receive a maximum of 50 O C Waste & Recycling (O CWR). Household Haz ardous Waste. Web site: http://www.oclandfills.com/ haz ardous (accessed Novemb er 26, 2023).
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -84 8,000 tons per day (tpd) of waste, currently receives an average of approximately 7,000 tpd.51 Therefore, the O linda Alpha Landfill is currently operating at approximately 87.5 percent of its daily capacity. As of O ctob er 2020, the O linda Alpha Landfill has an estimated remaining disposal capacity of 17,500,000 cub ic yards.52 If the State-permitted daily tonnage limit is reached at any County landfill, waste haulers are sub ject to diversion to local transfer stations located throughout the County. The O linda Alpha Landfill is scheduled to close in approximately 2030, at which time it would b e landscaped to b ecome a County regional park.53
Solid waste from future residential development allowed under the proposed project would b e required to comply with State and local solid waste reduction, diversion, and recycling policies and regulations. The proposed project would not require the construction of any physical improvements related to the provision of solid waste disposal that would result in significant environmental impacts and the O CWR solid waste disposal system would have adequate capacity to serve the proposed project. Furthermore, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses, most of which currently generate solid waste.
As the proposed Specific Plan does not include any specific development or redevelopment proposal, it would not generate solid waste. Future development projects allowed under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria related to solid waste.
The proposed Specific Plan would generally allow the same types of commercial and industrial uses as those currently existing in the Specific Plan Area and already allowed under the five existing specific plans; therefore, the anticipated solid waste generation associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would have less than significant impacts on planned solid waste capacity, and no mitigation is required.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Less Than Significant Impact. As previously stated in Response 4.19.1(d) ab ove solid waste disposal practices in California are governed b y multiple federal, State, and local agencies that enforce legislation and regulations ensuring that landfill operations minimiz e impacts to pub lic health and safety and the environment. The proposed Specific Plan would accommodate the development of 321 housing units within the proposed Specific Plan, in an area with existing urb an uses, the demolition of which would generate solid waste. The California Integrated Waste Management Act (Assemb ly Bill [AB] 939) changed the focus of solid waste management from landfill to diversion strategies (e.g., source reduction, recycling, and composting). The purpose of the diversion strategies is to reduce 51 O CWR. 2021. O linda Alpha Landfill. Web site: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/ Details/2757? siteID= 2093 (accessed Septemb er 26, 2023). 52 O CWR. 2021. O linda Alpha Landfill. Web site: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/ Details/2757? siteID= 2093 (accessed Septemb er 26, 2023). 53 City of Cypress. 2021. C&D Recycling Requirement. Web site: C&D Recycling Requirement | City of Cypress (cypressca.org) (accessed Novemb er 2023).
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) dependence on landfills for solid waste disposal. AB 939 estab lished mandatory diversion goals of 25 percent b y 1995, 50 percent b y 2000, and 75 percent b y 2020. The City of Cypress provides curb side recycling for b oth residential and commercial uses, as well as curb side residential green waste, which b oth count toward the City’s solid waste diversion rate. CalRecycle tracks and monitors solid waste disposal on a per capita b asis.
The proposed Specific Plan does not include any specific development or redevelopment proposal.
Future development allowed under the proposed Specific Plan would b e required to comply with existing and future statutes and regulations, including waste diversion programs mandated b y City, State, and federal law. As stated ab ove in Response 4.19.1(d), the proposed Specific Plan would generally allow the same types of commercial and industrial uses as those currently existing in the Specific Plan Area. The anticipated solid waste generation associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed. Additionally, future developments would b e required to comply with the City’s Construction and Demolition O rdinance (City O rdinance No. 1166), and the 2022 California Green Building Standards Code. As stipulated b y City O rdinance No. 11 66 and the 2022 California Green Building Standards, project applicants would b e required to sub mit a Materials Questionnaire should the contractor haul away its own demolition waste. Future projects would also b e required to divert a minimum of 65 percent of construction and demolition deb ris in order to ob tain b uilding permits.54 Valley Vista Services certifies 75 percent diversion for all construction and demolition material,55 which would contrib ute to an increased waste diversion rate within the City.
Although implementation of the proposed project does not involve any physical development, there is a potential for demolition of existing structures in the City and potential construction of 321 residential units. Demolition and construction activities would generate typical construction deb ris, including wood, paper, glass, metals, cardb oard, and green wastes. The proposed project would comply with the City’s Construction and Demolition O rdinance (Regulatory Compliance Measure [RCM] UTIL-1). The applicants for future development would also b e required to sub mit a Materials Questionnaire should the contractor haul away its own demolition waste. As stipulated b y City O rdinance No. 1166 and the 2022 California Green Building Standards, the proposed project would b e required to divert a minimum of 65 percent of construction and demolition deb ris in order to ob tain b uilding permits.56 Additionally, Valley Vista Services certifies 75 percent diversion for all construction and demolition material, which would contrib ute to an increased waste diversion rate within the City. 57
The proposed project would comply with existing and future statutes and regulations, including waste diversion programs mandated b y City, State, and federal law. Therefore, the proposed project would 54 City of Cypress. Construction and Demolition Recycling Requirement. Web site: http://www.cypressca.org/ work/b uilding-division/c-d-recycling-requirement (accessed Septemb er 15, 2023). 55 Ib id. 56 City of Cypress. 2021. C&D Recycling Requirement. Web site: C&D Recycling Requirement, City of Cypress (cypressca.org) (accessed January 9, 2024). 57 Ib id.
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Regulatory Compliance Measures
The following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to utilities and service systems. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure.
Regulatory Compliance Measure UTIL-1 Construction and Demolition Ordinance. The construction contractor shall comply with the provisions of the City of Cypress O rdinance No. 1166 and the 2022 California Green Building Standards Code, which would
reduce construction and demolition waste. O rdinance
No. 1166 is codified in Article VIII, Materials
Questionnaire for Certain Construction and Demolition
Projects within the City of Cypress, in the Cypress
Municipal Code.
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4.20 WILDFIRE
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
If located in or near state responsib ility areas or lands classified as very high fire haz ard severity z ones, would the project:
a) Sub stantially impair an adopted emergency response plan or emergency evacuation plan?
b ) Due to slope, prevailing winds, and other factors,
exacerb ate wildfire risks, and thereb y expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel b reaks, emergency water sources, power lines or other utilities) that may exacerb ate fire risk or that may result in temporary or ongoing impacts to the environment?
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instab ility, or drainage changes?
4.20.1 Impact Analysis
a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
or
b) Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
or
c) Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? or
d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
N o Impact. The California Department of Forestry and Fire Protection (CAL FIRE) has mapped areas of significant fire haz ards in the State through its Fire and Resources Assessment Program (FRAP). These maps place areas of California into different fire haz ard severity z ones (FHSZ), b ased on a haz ard scoring system using sub jective criteria for fuels, fire history, terrain influences, housing densities, and
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4 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -88 occurrence of severe fire weather where urb an conflagration could result in catastrophic losses. As part of this mapping system, CAL FIRE is responsib le for wildland fire protection for land areas that are generally unincorporated, and they are classified as State Responsib ility Areas (SRAs). In areas where local fire protection agencies (e.g., O range County Fire Authority [O CFA]) are responsib le for wildfire protection, the lands are classified as Local Responsib ility Areas (LRAs). CAL FIRE currently identifies the Specific Plan Area as an LRA. In addition to estab lishing local or State responsib ility for wildfire protection in a specific area, CAL FIRE designates areas as very high fire haz ard severity z ones (VHFHSZ) or non-VHFHSZ.
According to the CAL FIRE Very High Fire Haz ard Severity Zone Maps for the O range County region, the entire City of Cypress is designated as a non-VHFHSZ,58 and the City does not include an SRA. The nearest VHFHSZ to the Specific Plan Area is approximately 12 miles to the northeast in Coyote Hills on the western side of Fullerton.59 The nearest SRA is in Puente Hills, approximately 14 miles northeast of the Specific Plan Area. The proposed Specific Plan would not, in and of itself, result in impacts related to wildfires, as it does not include any specific development or redevelopment proposal.
Similar to new development allowed under the existing specific plans, new development under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to wildfire. Additionally, new development would b e required to adhere to the adopted emergency response plan or emergency evacuation plan for the City of Cypress. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.
Therefore, adoption of the proposed Specific Plan would not result in impacts related to wildfire, and no mitigation is required.
58 California Department of Forestry and Fire Protection (CAL FIRE). 2011. Very High Fire Haz ard Severity Zones in LRA. Web site: https://osfm.fire.ca.gov/media/6739/fhsz l_ map30.pdf (accessed August 30, 2023). 59 Ib id. 4-89
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4.21 MAN DATORY FIN DIN GS OF SIGN IFICAN CE
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
N o
Impact
a) Does the project have the potential to sub stantially degrade the quality of the environment, sub stantially reduce the hab itat of a fish or wildlife species, cause a fish or wildlife population to drop b elow self-sustaining levels, threaten to eliminate a plant or animal community, sub stantially reduce the numb er or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
b ) Does the project have impacts that are individually limited, b ut cumulatively considerab le? (“Cumulatively
considerab le” means that the incremental effects of a
project are considerab le when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of prob ab le future projects.) c) Does the project have environmental effects which will cause sub stantial adverse effects on human b eings, either directly or indirectly?
4.21.1 Impact Analysis
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact. Based on the discussion in Section 4.4, Biological Resources, implementation of the proposed Specific Plan is anticipated to result in less than significant impacts related to hab itat, wildlife species, and/or plant and animal communities. The proposed Specific Plan would not eliminate a plant or animal community, nor would it sub stantially reduce the numb er or restrict the range of a rare or endangered plant or animal.
The proposed project would avoid impacts on nesting resident and/or migratory b irds either b y avoiding vegetation removal during the avian nesting season (Feb ruary 1 through August 31) or b y implementing Regulatory Compliance Measure (RCM) BIO -1. This measure would address any impacts to nesting resident and/or migratory b irds should it b e necessary to conduct vegetation removal during the nesting season and nests are present.
As discussed in Section 4.5, Cultural Resources, Response 4.5(a), the project area does not contain any b uildings or structures that meet any of the California Register of Historical Resources criteria or qualify as “historical resources” as defined b y CEQA. Further, according to the City of Cypress General Plan, there are no known archaeological resources located in Cypress. Therefore, implementation the proposed Specific Plan would not cause a sub stantial adverse change in the significance of a historical
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4 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -90 resource. In addition, RCMs CUL-1 and CUL-2 have b een incorporated to address the discovery of archaeological and paleontological resources should any b e unearthed during construction. With RCMs CUL-1 and CUL-2, potential impacts to previously undiscovered archaeological or paleontological resources would b e reduced to less than significant.
As discussed in Section 4.18, Trib al Cultural Resources, the City requested a search of the Sacred Lands File b y the Native American Heritage Commission (NAHC) for the project area. According to NAHC correspondence dated Septemb er May 2, 2023, no resources were noted in the datab ase. Nineteen native American individuals were contacted through letters sent via U.S. Postal Service Certified Mail on April 11, 2023. No responses requesting consultation were received within the time period.
Therefore, no trib al cultural resources listed or eligib le for listing in the California Register or in a local register exist within the project area, and there are no known trib al cultural resources within the project area. Although the project area is not likely to contain any human remains, adherence to regulatory standards included in RCMs CUL-1 and CUL-2 would reduce the impact of the proposed project on unique archaeological resources and human remains to less than significant and addresses trib al concerns regarding the treatment of human remains. In the unlikely event that future grounddisturb ing construction activities uncover a yet-to-b e-discovered trib al cultural resource, adherence to RCMs CUL-1 and CUL-2 would reduce any potential impacts to previously undiscovered trib al cultural resources to a less than significant level.
For the reasons stated ab ove, the proposed Specific Plan does not have the potential to sub stantially degrade the quality of the environment, sub stantially reduce the hab itat of a fish or wildlife species, cause a fish or wildlife population to drop b elow self-sustaining levels, threaten to eliminate a plant or animal community, sub stantially reduce the numb er or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory.
b) Does the project have impacts that are individually limited, but cumulatively considerable? (“ Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? N o Impact. The proposed Specific Plan does not include any specific development or redevelopment proposal. Additionally, the proposed project would not sub stantially change land uses within the proposed Specific Plan Area as new land uses allowed within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. Future development or residential projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Adherence to the regulations describ ed in the regulatory compliance measures related to air quality (RCMs AQ-1 through AQ-5), b iological resources (RCM BIO-1), cultural resources (RCMs CUL-1 and CUL-2 ), geology (RCM GEO-1), hydrology and water quality (RCMs HY D-1 through HY D-3), pub lic services (RCMs PS-1 and PS-2), and utilities (RCM UTIL-1) would also ensure that impacts to those resource areas would b e less than significant. There is no indication that the proposed project would have environmental impacts that could cause other facilities or projects to b e adversely affected.
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P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) As describ ed throughout this analysis, the proposed Specific Plan does not include any specific development or redevelopment proposal. The allowed land uses under the proposed Specific Plan would b e similar to the existing land uses already allowed under the five existing specific plans. Future development projects allowed under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. The proposed Specific Plan would not have cumulatively considerab le impacts with implementation of project regulatory compliance measures. Implementation of the regulatory compliance measures at the project-level would reduce the potential for the incremental effects of the proposed Specific Plan to b e considerab le when viewed in connection with the effects of past projects, current projects, or prob ab le future projects for all environmental parameters. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
N o Impact. Previous sections of this IS/ND reviewed the proposed project’s potential impacts and regulatory compliance measures related to air quality (RCMs AQ-1 through AQ-5), energy (RCM EN-1), geology (RCM GEO-1), hydrology and water quality (RCMs HY D-1 through HY D-3), pub lic services (RCMs PS-1 and PS-2), and utilities (RCM UTIL-1). As concluded in the previous discussions, the proposed project would result in less than significant environmental impacts with adherence to these regulatory compliance measures. Therefore, the proposed project would not result in environmental impacts that would cause sub stantial adverse effects on human b eings.
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5.0 RECOMMEN DATION
Based on the information and environmental analysis contained in the Initial Study/Environmental Checklist, we recommend that the City of Cypress prepare a Negative Declaration for the Cypress Business Parks Moderniz ation and Integration Project. We find that the proposed project would not have a significant effect. We recommend that the second category b e selected for the City of Cypress’s determination (see Section 3.1, Determination, in Chapter 3.0, Environmental Factors Potentially Affected).
Date: March 3, 2025
Ryan Bensley, AICP
Principal / Project Manager
LSA
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6.0 MITIGATION MON ITORIN G AN D REPORTIN G PROGRAM
6.1 MITIGATION MON ITORIN G REQ UIREMEN TS
California Pub lic Resources Code (PRC) Section 21081.6, which is part of the California Environmental Quality Act (CEQA) statute, mandates that the following requirements shall apply to all reporting or mitigation monitoring programs:
• The pub lic agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall b e designed to ensure compliance during project implementation. For those changes that have b een required or incorporated into the project at the request of a responsib le agency or a pub lic agency having jurisdiction b y law over natural resources affected b y the project, that agency shall, if so, requested b y the lead agency or a responsib le agency, prepare and sub mit a proposed reporting or monitoring program. • The lead agency shall specify the location and custodian of the documents or other materials that constitute the record of proceedings upon which its decision is b ased. • The lead agency shall provide measures to mitigate or avoid potentially significant effects on the environment that are fully enforceab le through permit conditions, agreements, or other measures. Conditions of project approval may b e set forth in referenced documents that address required mitigation measures or, in the case of the adoption of a plan, policy, regulation, or other project, b y incorporating the mitigation measures into the plan, policy, regulation, or project design.
• Prior to the close of the pub lic review period for a draft Environmental Impact Report (EIR) or Negative Declaration (ND), a responsib le agency, or a pub lic agency having jurisdiction over natural resources affected b y the project, shall either (1) sub mit to the lead agency complete and detailed performance ob jectives for mitigation measures that would address the significant effects on the environment identified b y the responsib le agency or agency having jurisdiction over natural resources affected b y the project, or (2) refer the lead agency to appropriate, readily availab le guidelines or reference documents. Any mitigation measures sub mitted to a lead agency b y a responsib le agency or an agency having jurisdiction over natural resources affected b y the project shall b e limited to measures that mitigate impacts to resources that are sub ject to the statutory authority of, and definitions applicab le to, that agency. Compliance or noncompliance with that requirement b y a responsib le agency or agency having jurisdiction over natural resources affected b y a project shall not limit the authority of the responsib le agency or agency having jurisdiction over natural resources affected b y a project, or the authority of the lead agency, to approve, condition, or deny projects as provided b y this division or any other provision of law.
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6.2 MITIGATION MON ITORIN G PROCEDURES
The mitigation monitoring and reporting program for the proposed Cypress Business Parks Moderniz ation and Integration Project (Specific Plan) has b een prepared in compliance with Pub lic Resources Code (PRC) Section 21081.6. It describ es the requirements and procedures to b e followed b y the City of Cypress, as the Lead Agency, to ensure that all mitigation measures adopted as part of the proposed project will b e carried out as describ ed in this IS/ND.
Tab le 6.A sets forth the proposed mitigation monitoring and reporting program. It lists each of the mitigation measures specified in this IS/ND and identifies the party or parties responsib le for implementation and monitoring of each measure.
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Regulatory Compliance Measures/Standard Conditions/
Mitigation Measures
Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
4.3: Air Q uality
Regulatory Compliance Measure AQ-1
Emission Reduction Measures. During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall b e controlled b y regular watering or other dust preventative measures b y using the following procedures, in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403 during construction.
The applicab le Rule 403 measures are as follows:
Apply nontoxic chemical soil stab iliz ers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more).
Water active sites at least twice daily (locations where grading is to occur shall b e thoroughly watered prior to earthmoving). Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6 meter) of freeb oard (vertical space b etween the top of the load and the top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114. Pave construction access roads at least 100 feet (30 meters) onto the site from the main road.
Reduce traffic speeds on all unpaved roads to 15 miles per hour or less.
During
construction
activities
Project Applicant
Regulatory Compliance Measure AQ-2
Material Hauling. All trucks that are to haul excavated or graded material shall comply with State Vehicle Code Section 23114, with special attention to Sections 23114(b )(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto pub lic streets and roads.
Construction Painting. Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction b id packages specify:
Prior to
approval of
future project
plans
Project Applicant
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Regulatory Compliance Measures/Standard Conditions/
Mitigation Measures
Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent; Coatings and solvents that will b e utiliz ed have a volatile organic compound content lower than required under SCAQMD Rule 1113; and
To the extent feasib le, construction/b uilding materials shall b e composed of pre-painted materials.
Regulatory Compliance Measure AQ-3
Construction Painting. Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction b id packages specify:
Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent; Coatings and solvents that will b e utiliz ed have a volatile organic compound content lower than required under SCAQMD Rule 1113; and
To the extent feasib le, construction/b uilding materials shall b e composed of pre-painted materials.
Prior to
approval of
future project
plans
Project Applicant
Regulatory Compliance Measure AQ-4
Air Contaminant Discharge. Future projects shall comply with SCAQMD Rule 402. Rule 402 prohib its the discharge of air contaminants or other material from any type of operations, which can cause nuisance or annoyance to any considerab le numb er of people or to the pub lic or which endangers the comfort or repose of any such persons, or the pub lic.
Future project
proposal
Project Applicant
Regulatory Compliance Measure AQ-5
All future projects shall comply with the latest Energy Code and Title 24 solar requirements for new residential development.
Future project
proposal
Project Applicant
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P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program
Regulatory Compliance Measures/Standard Conditions/
Mitigation Measures
Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
4.4: Biological Resources
Regulatory Compliance Measure BIO-1
N esting Bird Survey and Avoidance. If vegetation removal, construction, or grading activities are planned to occur within the active nesting b ird season (Feb ruary 1 through August 31), the City of Cypress, or designee, shall confirm that the Applicant has retained a qualified b iologist who shall conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities. The nesting b ird survey shall include the work area and areas adjacent to the site (within 500 feet, as feasib le) that could potentially b e affected b y projectrelated activities such as noise, vib ration, increased human activity, and dust, etc. For any active nest(s) identified, the qualified b iologist shall estab lish an appropriate b uffer z one around the active nest(s). The appropriate b uffer shall b e determined b y the qualified b iologist b ased on species, location, and the nature of the proposed activities. Project activities shall b e avoided within the b uffer z one until the nest is deemed no longer active, as determined b y the qualified b iologist.
No more than
three days
prior to
commencement
of grading
activities
Applicant and City
of Cypress
Community
Development
Director, or
designee, Project
Applicant
Regulatory Compliance Measure BIO-2
Landmark Tree Removal. The Director of the City of Cypress Community Development Department, or designee, shall review and approve the removal of any trees required b y future development associated with the Cypress Business Parks Moderniz ation and Integration Project. As specified in the City Municipal Code Section 17- 19, the property owner of a landmark tree shall sub mit a written request for review and consideration of the landmark tree removal and replacement plan at least 30 days prior to said removal. Pub lic notice of a proposed landmark tree removal shall b e posted next to or on the sub ject landmark tree, at the local pub lic lib rary, and at the Cypress City Hall during the entire 30-day application-processing period. No trees on the proposed project site shall b e removed prior to the approval of a landmark tree removal permit b y the Director of the City of Cypress Community Development Department, or designee.
Future project
proposal
Cypress Community
Development
Director, or
designee, Project
Applicant
CY PRESS BUSINESS P ARK S MO DERNIZATIO N AND INTEGRATIO N P RO JECT (SPECIFIC PLAN )
CY PRESS , C ALIFO RNIA
DRAFT INITIAL S TUDY /NEGATIVE DECLARATIO N
MARCH 202 5
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Regulatory Compliance Measures/Standard Conditions/
Mitigation Measures
Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
4.5: Cultural Resources
Regulatory Compliance Measure CUL-1
Unknown Archaeological Resources. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the O range County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Pub lic Resources Code (PRC). The Applicant and its construction contractor shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the project site. Any found deposits shall b e treated in accordance with federal, State and local guidelines, including those set forth in PRC Section 21083.2. Prior to commencement of grading activities, the Director of the City of Cypress (City) Community Development Department, or designee, shall verify that all project grading and construction plans include specific requirements regarding California PRC (Section 21083.2[g]) and the treatment of archaeological resources as specified ab ove.
During
construction
activities
Applicant and/or
Construction
Supervisor/City of
Cypress Director of
Community
Development
Department, or
designee
Regulatory Compliance Measure CUL-2
Human Remains. In the event that human remains are encountered on the project site, work within 50 feet of the discovery shall b e redirected and the County Coroner notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturb ance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Pub lic Resources Code (PRC) Section 5097.98. If the remains are determined to b e Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). With the permission of the property owner, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification b y the NAHC. The MLD During
construction
activities
Construction
Supervisor/
Applicant
6-7
DRAFT INITIAL S TUDY /NEGATIVE DECLARATIO N
MARCH 202 5
CY PRESS BUSINESS P ARK S MO DERNIZATIO N AND INTEGRATIO N P RO JECT (SPECIFIC PLAN )
CY PRESS , C ALIFO RNIA
P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program
Regulatory Compliance Measures/Standard Conditions/
Mitigation Measures
Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
may recommend scientific removal and non-destructive analysis of human remains and items associated with Native American b urials.
Consistent with CCR Section 15064.5(d), if the remains are determined to b e Native American and an MLD is notified, the City of Cypress shall consult with the MLD as identified b y the NAHC to develop an agreement for treatment and disposition of the remains. Prior to the issuance of grading permits, the Director of the City of Cypress Community Development Department, or designee, shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98, as stated ab ove.
4.6: Energy
Regulatory Compliance Measure EN-1
Limit Idling Time. The Applicant and construction contractor would b e required to comply with applicab le idling regulations for on-road vehicles during project construction and operation, which require truck drivers to turn off their engines within 5 minutes of idling.
Prior to
issuance of a
b uilding permit
Applicant and City
of Cypress
Community
Development
Director, or
designee
4.7: Geology and Soils
Regulatory Compliance Measure GEO-1
Compliance with Seismic and Building Standards in the Building Code.
Prior to issuance of the first b uilding permit for the proposed b uildings, the City of Cypress (City) Engineer, Building O fficial, or their designee, and the project soils engineer shall review the b uilding plans to verify that the structural design conforms to the requirements of the City’s latest adopted edition of the California Building Standards Code.
Structures and walls shall b e designed in accordance with applicab le sections of the City’s Building Code.
Prior to
issuance of
b uilding permits
Applicant and City
of Cypress
Engineer, Building
official, or designee
CY PRESS BUSINESS P ARK S MO DERNIZATIO N AND INTEGRATIO N P RO JECT (SPECIFIC PLAN )
CY PRESS , C ALIFO RNIA
DRAFT INITIAL S TUDY /NEGATIVE DECLARATIO N
MARCH 202 5
6 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) -8 Table 6.A: Mitigation Monitoring and Reporting Program
Regulatory Compliance Measures/Standard Conditions/
Mitigation Measures
Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
4.10: Hydrology and Water Q uality
Regulatory Compliance Measure HYD-1
Construction General Permit. If construction of future projects associated with the proposed Specific Plan would disturb greater than 1 acre of soil, prior to commencement of construction activities, the Construction Contractor shall ob tain coverage under the National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturb ance Activities (Construction General Permit), NPDES No.