6/27/2025
Work Order Signature Document
EXHIBIT A-2
3.00 Detailed Scope of Work
To: Matt McMillon From: Nick Mangkalakiri
MDJ Management City of Cypress
531 Main St #611 5275 Orange Avenue
El Segundo, CA 90245 CYPRESS, CA 90630
310-490-1521 (714) 229-6729
Work Order Number:
Date Printed: June 27, 2025
126279.01
Work Order Title: City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 Brief Scope: City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 Preliminary Revised X Final
The following items detail the scope of work as discussed at the site. All requirements necessary to accomplish the items set forth below shall be considered part of this scope of work.
City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 Subject to the terms and conditions of JOC Contract CA-R8-GB-101723-MDJ.
Contractor Date
City of Cypress Date
6/27/2025
Scope of Work
MDJ Management, LLC
License # 1044711
DIR # 1000061313
531 Main St. #611 El Segundo CA 90245
310-490-1521
Job Name: Boys and Girls Club HVAC and Roof Project
Location: 10161 Moody St. Cypress, CA 90630
Customer: City of Cypress
Submission Date: 3/20/25
Resubmitted: 6//26/25
Detailed Scope of Work
CHANGE ORDER #1
Structural Changes
● Upon field verifications with current calculations the existing roof support system is not sufficient to handle the load the the existing units or new units ● Additional time and fees to hire a structural engineer to run calculations and design a solution that will work
● Additional time and fees to have the mechanical engineer adjust the current plans based on the new requirements
● Demolition of the existing equipment pads
● Relocate (4) AC units to be supported by the main steel girder ● Build new level platform with wooden structural members and plywood platforms ● Install new custom-built equipment curbs with new sheet metal at the new locations ● Add wood headers to the existing framing below the roof to support the new platform and curb edges
● Connect the new AC units to the horizontal supply and return ductwork that ties into the existing plenums
● Extend power and gas supply to the new unit locations ● Includes Structural Review, Calcs, and stamped approvals Notes:
● Any additional add on items will be at the request of Customer. Any adjustment shall be an additional cost.
● Price includes all labor (Normal Working Hours - Prevailing Wage), materials, equipment to complete this scope of work.
● Asbestos and Lead Report not included in plans
○ If area is found to be contaminated additional costs to be incurred 1 of 2
CLARIFICATIONS AND EXCLUSIONS:
● Warranty
○ One year warranty against workmanship
○ Manufacturer's warranty varies
● We exclude plans, permits, permit fees, related fees, testing and/or testing fees, inspection fees, survey or survey fees, and engineering fees unless specified above ● We exclude utilities and hazardous or contaminated material ● Construction water, power, and sanitary facilities available on site for MDJ’s use at no cost
● We exclude premium time unless specified above
● We exclude anything not specifically mentioned above
● MDJ reserves the right to review, change, and/or delete any provisions of any prime contract or subcontract, which results from this quotation ● All terms to be net 30 days in full upon receipt of invoice. Interest will be charged at the rate of 2% monthly on the unpaid balance.
BID PRICE: See Price Proposal
All work to be completed in a substantial and workmanlike manner according to standard practices for the sum of See Price Proposal. Any additional add on items will be at the request of Customer. Any adjustment shall be an additional cost.
Bid price is good for thirty (30) days only.
Any controversy or claim based on, arising out of, or relating to this agreement, or breach thereof, including any claim based on the work performed pursuant to this agreement, shall be submitted to the American Arbitration Association for binding arbitration in accordance with its rules. If any arbitration, legal action is brought to enforce this agreement, or arising out of or relating to the agreement, the prevailing party shall be entitled to recover from the non-prevailing party reasonable attorney fees and costs incurred, in addition to any and all other relief to which that party may be entitled.
Submitted by:
Matthew McMillon
President MDJ
310.490.1521
[email protected]
2 of 2
4.00 Contractor's Price Proposal - Summary
Owner PO #:
City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 126279.01
IQC Master Contract #: CA-R8-GB-101723-MDJ
Work Order #:
Title:
Re:
Date: June 27, 2025
Proposal Value:
Contractor: MDJ Management
$103,797.65
General $2,234.10
Structural Changes $101,563.55
Proposal Total
Thisl total represents the correct total for the proposal. Any discrepancy between line totals, sub-totals and the proposal total is due to rounding.
$103,797.65
The Percentage of NPP on this Proposal: %
6/27/2025
Contractor's Price Proposal - Summary
5.00 Contractor's Price Proposal - Detail
City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 126279.01
IQC Master Contract #: CA-R8-GB-101723-MDJ
Work Order #:
Owner PO #:
Title:
Re:
Date: June 27, 2025
Proposal Value:
Contractor: MDJ Management
$103,797.65
Labor Equip. Material (Excludes)
Sect. Item Mod. UOM Description Line Total
General
01 22 16 00 0002 Reimbursable FeesReimbursable Fees will be paid to the contractor for eligible costs as directed by Owner. Insert the appropriate quantity to adjust the base cost to the actual Reimbursable Fee. If there are multiple Reimbursable Fees, list each one separately and add a comment in the "note" block to identify the Reimbursable Fee (e.g. sidewalk closure, road cut, various permits, extended warranty, expedited shipping costs, etc.). A copy of each receipt, invoice, or proof of payment shall be submitted with the Price Proposal. 1 EA $2,234.10
Installation x x = 2,234.10
Quantity Unit Price Factor Total
2,031.00 1.00 1.1000
Bond = $101,563 x 2%
Subtotal for General $2,234.10
Structural Changes
01 22 20 00 0006 CarpenterFor tasks not included in the Construction Task Catalog® and as directed by owner only.
2 HR $49,312.37
Installation x x = 49,312.37
Quantity Unit Price Factor Total
432.00 99.26 1.1500
6 guys, 9 days to demo existing wood equipment pads (1 day), install new blocking per structural plans (3 days), and install new equipment pads (5 days).
3 01 22 20 00 0006 0001 MOD For Foreperson, Add $410.69 Installation x x = 410.69
Quantity Unit Price Factor Total
72.00 4.96 1.1500
01 22 20 00 0010 ElectricianFor tasks not included in the Construction Task Catalog® and as directed by owner only.
4 HR $2,071.66
Installation x x = 2,071.66
Quantity Unit Price Factor Total
16.00 112.59 1.1500
2 guys 1 day to move existing disconnects and conduit
5 01 22 20 00 0010 0001 MOD For Foreperson, Add $51.80
Installation x x = 51.80
Quantity Unit Price Factor Total
8.00 5.63 1.1500
01 22 20 00 0037 PlumberFor tasks not included in the Construction Task Catalog® and as directed by owner only.
6 HR $1,969.90
Installation x x = 1,969.90
Quantity Unit Price Factor Total
16.00 107.06 1.1500
2 guys 1 day to relocate and extend existing gas lines and condensate lines 7 01 22 20 00 0037 0001 MOD For Foreperson, Add $24.61
Installation x x = 24.61
Quantity Unit Price Factor Total
4.00 5.35 1.1500
8 01 22 20 00 0079 HR Principal Architect $2,070.00
Installation x x = 2,070.00
Quantity Unit Price Factor Total
8.00 225.00 1.1500
1 day to approve and stamp redesigned mechanical plans
6/27/2025
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 126279.01
City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 Structural Changes
9 01 22 20 00 0081 HR Architect $2,760.00
Installation x x = 2,760.00
Quantity Unit Price Factor Total
16.00 150.00 1.1500
2 days to re redesign mechanical plans
10 01 22 20 00 0082 HR Principal Engineer $4,094.00
Installation x x = 4,094.00
Quantity Unit Price Factor Total
16.00 222.50 1.1500
2 days for final review, approval, and stamp of structural plans 11 01 22 20 00 0084 HR Engineer $4,968.00
Installation x x = 4,968.00
Quantity Unit Price Factor Total
32.00 135.00 1.1500
2 guys 2 days for structural calcs
12 01 22 20 00 0085 HR Draft Person $5,888.00
Installation x x = 5,888.00
Quantity Unit Price Factor Total
64.00 80.00 1.1500
2 guys - 1 day to field verify existing structural members, 2 days to draw up plans. 23 05 29 00 1281 10" Standard Duty Clevis Pipe Hanger AssemblyIncludes hanger, rod, nuts, washers and clamp.
13 EA $5,605.56
Installation x x = 5,605.56
Quantity Unit Price Factor Total
24.00 203.10 1.1500
120 LF of ducting. supports every 5'.
14 23 31 13 13 0005 LB Seal Class A, Rectangular Or Square, Galvanized Steel Sheet Metal Ductwork $22,336.96 Installation x x = 22,336.96
Quantity Unit Price Factor Total
1,272.00 15.27 1.1500
per LI. 2.65 per SF. 480 sqft of ducting. 2.65 x 480.
Subtotal for Structural Changes $101,563.55
Proposal Total
This total represents the correct total for the proposal. Any discrepancy between line totals, sub-totals and the proposal total is due to rounding.
$103,797.65
The Percentage of NPP on this Proposal: %
6/27/2025
Contractor's Price Proposal - Detail
Subcontractor Listing
126279.01
City of Cypress-Boys & Girls Club Roofing & HVAC Project Supp.01 IQC Master Contract #: CA-R8-GB-101723-MDJ
Work Order #:
Owner PO #:
Title:
Re:
Date: June 27, 2025
Proposal Value:
Contractor: MDJ Management
$103,797.65
Name of Contractor Duties Amount %
Emcor Services $95,000.00 91.52
6.00
6/27/2025
Subcontractor Listing
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 10.
FROM: Matt Burton, Director of Finance and Administrative Services DATE: 07/14/2025
SUBJECT: Approve a Contract for Independent Auditing Services
RECOMMENDATION
1. Approve a contract with Eide Bailly, LLP to perform annual auditing services for the fiscal years ended June 30, 2025 through June 30, 2027 for an amount not to exceed $221,000; and
2. Approve an appropriation increase of $2,000 in the Cypress Recreation and Park District's General Fund to provide audit services for the fiscal year ended June 30, 2025.
DISCUSSION
The City Charter requires the services of a certified public accountant to provide annual audit services. The purpose of an independent audit is to provide an annual review of all City funds and financial transactions in accordance with generally accepted auditing standards, as established by the Auditing Standards Board of the American Institute of Certified Public Accountants. An annual audit is important to enhance transparency, ensure eligibility for certain types of grant funding, and increase the likelihood that the annual financial statements are presented fairly and free of material misstatement.
The previous audit firm performed the City's audit for eight years and their contract expired after the completion of the FY 2023-24 audit. Due to the substantial amount of start-up work required at the onset of a new audit contract, the Government Finance Officers Association (GFOA) recommends entering into a multi-year contract with the selected audit firm. The GFOA also recommends rotating auditors periodically to enhance the independence of the audit process.
In March, the City issued a detailed RFP for audit services. The services include auditing the City, the Recreation and Park District, and West-Comm (which will pay for its audit costs), as well as conducting required audits of federal funds (known as the Single Audit) and reviewing the annual appropriation limits, as required by state law. The RFP was sent to known governmental auditing firms, posted on the City's website and listed on the California Society of Municipal Finance Officers list-service. Four proposals were received, evaluated and all four firms were interviewed. Based on the interview, Eide Bailly was rated the highest due to their experience with similar governmental clients, the specific experience and knowledge of the assigned audit team, and reputation in the industry.
Eide Bailly is a national firm with a strong California presence specializing in government auditing. They have local offices located in Laguna Hills and Rancho Cucamonga and have been auditing local government entities throughout California for decades. The firm and the proposed audit team have extensive experience auditing Southern California cities, including Dana Point, Laguna Hills, Paramount, Whittier and the County of Orange. They are also active in government finance and accounting organizations and will be a resource for the City in terms of responding to questions and concerns that arise throughout the fiscal year, and assisting the City in implementing new accounting standards (as necessary). Because of these factors, it is recommended the City Council award a three-year contract to Eide Bailly, with a City option for up to two, one-year extensions.
BUDGET IMPACT
Sufficient amounts are budgeted in the City's General Fund for the recommended auditing services for FY 2024-25. However, the contract allocates $11,000 to the District while $9,000 is included in the District's FY 2025-26 Budget for auditing services. Amounts are available in the District's unassigned fund balance to pay the $2,000 shortfall and future budgets will incorporate the allocations contained in the contract.
LEGAL REVIEW
The City Attorney’s Office has reviewed the contract as to form.
APPROVED BY: Peter Grant, City Manager
Attachments
Eide Bailly Contract
Summary of Audit Services Request for Proposals
Consistent with Municipal Code § 21, the procurement of professional services is qualificationsbased to identify a vendor that has the best experience and skill for the job sought.
Summary of Professional Auditing Services Request for Proposals A. RFP released: March 25, 2025
B. Directly distributed to: five vendors*
C. Proposals received from:
o Clifton Larson Allen
o Eide Bailly
o Harshwal & Company
o The Pun Group
D. Vendors Interviewed:
o Clifton Larson Allen
o Eide Bailly
o Harshwal & Company
o The Pun Group
Recommended Vendor: Eide Bailly
* Posted on website and distributed through the California Society of Municipal Finance Officers E-Mail List-Serve
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 11.
FROM: Alicia Velasco, Planning Director
DATE: 07/14/2025
SUBJECT: Approve a Tentative Tract Map for a 20-Unit Townhome Development at 5302 Lincoln Avenue
RECOMMENDATION
1. Adopt a Resolution approving Tentative Tract Map No. 19358 and finding the project exempt from California Environmental Quality Act requirements; and
2. Authorize the City Manager to execute an Affordable Housing Agreement.
DISCUSSION
Background
The applicant proposes a tentative tract map (TTM) and density bonus to develop 20 townhomes (two set-aside for moderate income households).
Project Description and Required Discretionary Actions
The site is within the Lincoln Avenue Specific Plan, which allows high-density residential development (up to 30 units/acre) with administrative design review. Because the project includes two affordable units, the applicant is entitled to a density bonus, one incentive/concession, and one waiver.
The project includes four three-story buildings on 0.59 acres. Units have two or three bedrooms and range from 1,182 to 1,620 square feet. Access is provided by driveways on Lincoln Avenue.
A tentative tract map is required to subdivide the property to facilitate the sale of the individual units.
Subject Property and Surrounding Land Uses
The site contains three vacant commercial buildings that will be demolished. It is bordered by commercial uses to the east and west, and multifamily residential uses to the north and south.
Development Standard Compliance
Standards Required Proposed
Minimum Parcel Area 10,000 s.f. 25,172 s.f.
Minimum Parcel Width 100 feet 200 feet
Minimum Open Space 4,000 s.f. 4,233 s.f
Maximum Height 50 feet 34 feet
Minimum Front Setback 2 feet 10 feet
Minimum Side Setback 5 feet 7'2"
Minimum Rear Setback 20 feet 10 feet*
* The project is entitled to a waiver in exchange for providing two affordable units.
Site Plan and Design Review
Building Design and Architecture
The townhomes feature contemporary architecture with a variety of materials and accents, including stucco, wood siding, decorative lighting and varying rooflines. The building design meets requirements.
Access and Parking
The site is accessed from Lincoln Avenue by two driveways and an internal road. The project provides 38 parking spaces (nine more than required). Its 18 three-bedroom townhomes feature two-car garages, and the two two-bedroom units have one-car garages. The project is entitled to reduce the standard 20-foot interior garage depth to 18 feet in exchange for providing two affordable units.
Traffic
A traffic evaluation estimated the project will generate 135 daily trips, including eight morning peak hour trips and 10 evening peak hour trips. City traffic study guidelines consider projects with fewer than 50 peak hour trips to have an insignificant impact and a full traffic study is not required.
Landscaping and Open Space
The project features a central walkway with landscaping throughout the site. Each unit includes a private balcony and/or patio space.
Density Bonus
The project is entitled to a density bonus (increasing it from 18 units to 20 units) and one incentive/concession (modifications to development standards and Municipal Code requirements) because it provides two affordable units. Density bonus projects may also request waivers from standards that physically preclude their construction. The project proposes to (1) reduce the rear setback from 20 feet to 10 feet and (2) to reduce the interior garage depth from 20 feet to 18 feet.
Affordable Housing Agreement/Local Requirements
The Zoning Code requires an Affordable Housing Agreement be recorded against the property. The Agreement details the concessions/waivers granted; the location, size, and bedroom count of the affordable units; the affordability level (moderate); and the term (45 years). An affirmative marketing plan ensures the affordable units are advertised to a wide spectrum of residents. The Zoning Code also requires the affordable units to be distributed throughout the project, have comparable finishes, and be roughly the same size as the market rate units.
Tentative Tract Map
As conditioned, it is consistent with all City and Subdivision Map Act requirements.
General Plan
The project is consistent with the following General Plan goals/policies:
LU-1.2: Allow for multifamily infill in designated areas to satisfy regional housing needs.
HOU-3: Encourage the provision of a wide range of housing by location, type of unit, and price to meet the existing and future needs of Cypress residents. Establish a balanced approach to meeting housing needs of both renter and owner households.
The project is an appropriate use of an underutilized site and creates opportunities for first-time and lower-income homebuyers.
ENVIRONMENTAL REVIEW
Public hearing notices were posted and mailed to the owners of all properties located within 500 feet of the project. All written communication related to the public hearing received prior to publishing the City Council agenda is attached. Written communication submitted by 3:00 p.m. on July 14 will be part of the public hearing administrative record.
PUBLIC HEARING / PUBLIC OUTREACH PROCESS
Public hearing notices were posted and mailed to the owners of all properties located within 500 feet of the project. All written communication related to the public hearing received prior to publishing the City Council agenda is attached. Written communication submitted by 3:00 p.m. on July 14 will be part of the public hearing administrative record.
ALTERNATIVE ACTIONS
If the City Council identifies issues which should be addressed prior to taking action on this application, the City Council may consider:
Continuing the public hearing and directing staff to work with the applicant to resolve the issues; or
1. Continuing the public hearing, making findings for denial and directing staff to return to City Council with a resolution for denial.
2. BUDGET IMPACT
None.
LEGAL REVIEW
None required. An Affordable Housing Agreement will be prepared by the City Attorney.
APPROVED BY: Peter Grant, City Manager
Attachments
Resolution
Project Conditions
Project Plans
Vicinity Map
Notice of Exemption
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. 19358, FOR A 20-UNIT
TOWNHOUSE DEVELOPMENT, INCLUDING TWO AFFORDABLE UNITS,
RESTRICTED TO MODERATE INCOME HOUSEHOLDS, ON A 0.59-ACRE SITE LOCATED AT 5302 LINCOLN AVENUE WITHIN THE LINCOLN AVENUE SPECIFIC
PLAN AND FINDING THE PROJECT EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS.
WHEREAS, the City Council of the City of Cypress has considered an application submitted by The Olson Company (“Developer”) for a 20-unit townhouse development, including two affordable units, restricted to moderate income households, on a 0.59-acre site located at 4302 Lincoln Avenue within the Lincoln Avenue Specific Plan (the “Project”); and
WHEREAS, the Project requires a Tentative Tract Map (VTTM No. 19358) to be approved by the City Council; and
WHEREAS, on July 14, 2025 the City Council held a duly noticed public hearing and accepted testimony in regards to the Project; and
WHEREAS, said tentative map has been reviewed by the City’s Engineer and the Orange County Fire Department with recommended conditions of approval; and WHEREAS, Section 12 of the Cypress Zoning Ordinance includes provisions for density bonus applications as required by California Government Code Sections 65915- 65918 (“State Density Bonus Law”); and
WHEREAS, the Developer has requested one concession and one waiver in exchange for providing two units affordable to moderate-income households pursuant to Cypress Zoning Ordinance Section 12 and State Density Bonus Law, as laid out in the City Council staff report dated July 14, 2025; and
WHEREAS, the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City’s General Plan; and WHEREAS, the Project is categorically exempt pursuant to California Environmental Quality Act Guidelines, Section 15332 - In-fill Development. Section 15332 exempts in-fill projects in urbanized areas on sites less than five acres; and WHEREAS, the City Council finds that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.
Resolution No.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The proposed map does not warrant rejection based upon the criteria for rejection in the Cypress Subdivision Ordinance, the City’s General Plan, the Cypress Zoning Ordinance, or Sections 66473.5, 66474.6 and 66474 of the Subdivision Map Act:
A. The map is consistent with the site’s General Plan land use designation of PC (Specific Plan – Lincoln Avenue).
B. The 20 dwelling-unit improvement of the proposed subdivision is consistent with the General Plan.
C. The site is physically suitable for the type of development. The Project meets all the required development standards, except for rear setback and interior garage dimension. The project has requested a waiver for a reduction in rear setback and a concession for a reduction in interior garage dimension in exchange for providing two affordable units, pursuant to State Density Bonus law.
D. The site is physically suitable for the density of development. The General Plan land use designation for the site is PC (Specific Plan – Lincoln Avenue). This land use designation allows a maximum of 30 dwelling units per acre. The Project is entitled to a density bonus for a density of 34.6 dwelling units per acre in exchange for providing two affordable units, pursuant to State Density Bonus law.
E. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Project is categorically exempt pursuant to California Environmental Quality Act Guidelines, Section 15332 - In-fill Development. Section 15332 exempts in-fill projects in urbanized areas on sites less than five acres.
F. The design of the subdivision will not cause serious public health problems. Sewer discharge requirements will occur pursuant to Section 66474.6 of the Subdivision Map Act.
G. The design of the subdivision or the type of improvements will not unreasonably interfere with the free and complete exercise of a public entity and/or public utility rights-of-way and/or easements within the tract map. All existing utility easements will remain intact and there is no foreseeable interference as the main right-of-way (Lincoln Ave.) remains intact.
SECTION 2. CEQA. The City Council finds that the proposed project is categorically exempt pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15332 – In-fill Development. The Project is an infill project in an urbanized area on a site less than five acres. The Project is consistent with the applicable general plan land use and zoning designations, will not have an adverse impact on any natural habitats, and will not result in significant effects relating to traffic, noise, air quality, or water quality. Therefore, the City Council has determined that there is no substantial evidence that the project may have a significant effect on the environment.
SECTION 3. NO NET LOSS LAW. The Project site was identified in the City’s 6th cycle Housing Element sites inventory with a unit capacity of four moderate-income and eight above moderate-income units. Although the Project provides 18 above moderate- Resolution No.
income units and two moderate-income units, the City Council finds that the remaining sites identified in the Housing Element are adequate to meet the City’s remaining regional housing needs allocation (RHNA) for the 6th cycle by income category, pursuant to California Government Code Section 65583 (No Net Loss Law). The City’s remaining RHNA and sites inventory capacity are provided in the table below.
Income Level
Very Total
Low Low Moderate AboveModerate
Remaining Capacity (units) 1,290 782 581 1,069 3,722
Remaining RHNA (units) 1,125 651 568 990 3,334
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress hereby approves Tentative Tract Map No. 19358, and the requested density bonus and waiver subject to the applicable conditions included in Exhibit “A”. The decision of the City Council is final and conclusive as to all things involved.
Resolution No.
PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 14th day of July, 2025. _______________________________
MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________
CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE )SS
I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 14th day of July, 2025, by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
___________________________________
CITY CLERK OF THE CITY OF CYPRESS
EXHIBIT "A"
TENTATIVE TRACT MAP NO. 19358
RE: 5302 Lincoln Avenue
CONDITIONS OF APPROVAL
1. Unless and until the project applicant and property owner sign and return a City-provided affidavit accepting these conditions of approval, there shall be no entitlement of the application.
The project applicant and property owner shall have 15 calendar days to return the signed affidavit to the Community Development Department. Failure to do so will render City Council action on the application void. (Planning)
2. The applicant shall defend, indemnify, and hold harmless, the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul, an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, CH. 4 (§ 21000 et seq. - including but not by way of limitation § 21152 and 21167). The City shall promptly notify the applicant of any claim, action, or proceeding brought within this time period. (City Attorney)
3. This permit is granted for the tentative map dated 03/07/2025 (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions, or unless a minor modification to the plans is approved by the Planning Director. A minor modification may be granted for minimal changes or increases in the extent of use or size of structures or of the design, materials or colors of structures or masonry walls. (Planning)
4. The applicant’s contractor shall provide the City with a Certificate of Insurance on City form, evidencing a comprehensive liability insurance policy with a combined single limit of not less than $500,000 each occurrence in connection with the work performed. Certificate shall include the City, its Council, officers, members of boards or commissions and employees as additional Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including attorney's fees, arising out of or in connection with the work to be performed under the development executed by the Named Insured and City, including any act or omission of employees, agents, subcontractors, or their employees. Such certificate shall have a 30-day cancellation notice to the City of Cypress. (City Attorney)
5. The CC&Rs and the Affordable Housing Agreement shall indicate the location of the two units affordable to moderate-income households. (Planning)
6. The applicant shall enter into an Affordable Housing Agreement with the City pursuant to Section 3.12.090 of the City of Cypress Zoning Code which shall be recorded against the project prior to final map recordation.
7. The CC&Rs for the project shall include a section restricting the sale or resale price of the Affordable Units to a price affordable to moderate-income households, as defined by the Department of Housing and Community Development and detailed in the Affordable Housing Agreement, for a term of 45 years. (Planning)
8. The CC&Rs for the project shall include a provision that ensures full access to all project amenities for all residents, including residents of the Affordable Units. (Planning)
9. The CC&Rs for the project shall include a provision requiring the homeowner of an Affordable Unit to occupy the unit as their primary residence. (Planning)
10. The project shall include two units affordable to moderate-income households, each unit shall have two bedrooms, two bathrooms, at least one garage space, and a washer and dryer in the unit. The affordable units shall be constructed with the same type and quality of exterior materials and interior fixtures, finishes, and amenities as the market rate units.
11. The project shall include two units restricted to a purchase price affordable to moderate-income households in exchange for one concession allowing a reduction in the required interior garage depth from 20 feet to 18 feet and one waiver allowing a reduction in the required rear setback from 20 feet to 10 feet, pursuant to Government Code Sections 65915-65918 and as outlined in the staff report dated July 14, 2025. (Planning)
12. A detailed landscape and automatic irrigation plan shall be submitted to the Cypress Planning Division for review and approval at least 60 days prior to issuance of a certificate of occupancy.
In addition, a bond shall be posted with Public Works to guarantee against defects in plant materials and workmanship for a period of one year from acceptance of the landscape installation. All required landscaping shall be permanently maintained in a neat and orderly condition. (Planning)
13. Within 48 hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk-Recorder in the amount of $50.00 County administrative fee, to enable the City to file the Notice of Exemption pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such 48-hour period, the applicant/developer has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. (Planning)
14. That all engineering requirements of the City of Cypress, including preparation of improvement plans and installation of all improvements such as curbs and gutters, sidewalks, street grading and pavement, sewer and drainage facilities, or other appurtenant work shall be complied with as required by the City Engineer and in accordance with specifications on file in the Office of the City Engineer, as may be modified by the City Engineer; and, that security in the form of a bond, certificate of deposit, letter of credit, completion guarantee, or cash, in an amount and form satisfactory to the City of Cypress, shall be posted with the City to guarantee the satisfactory completion of said improvements. Said security shall be posted with the City prior to the issuance of a building permit or final map approval, whichever occurs first, to guarantee the installation of the related improvements prior to final building and zoning inspections in accordance with an approved construction phasing plan. In the event the developer’s contractor and/or subcontractor fails to diligently prosecute the work within the public right-of-way, the City reserves the right, in its reasonable discretion, to issue a stop work notice and to provide a substitute contractor and/or subcontractor to complete said work at the sole cost and expense of developer. (Engineering)
15. The applicant shall not grant any easements over any property subject to a requirement of dedication or irrevocable offer to the City of Cypress, unless such easements are expressly made subordinate to the easements to be offered for dedication to the City. Prior to granting any of said easements, the subdivider shall furnish a copy of the proposed easement to the City Engineer for review and approval. (Engineering) (Easement Subordination)
16. The developer shall construct new private sewer laterals with cleanouts and/or new private sewer mains with manholes at locations approved by the City Engineer. (Condition may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer)(Engineering)
17. Prior to the recordation of the subdivision map, the applicant shall submit a sewer plan signed and stamped by a registered civil engineer, detailing all the proposed public and/or private sewer lines meeting the requirements of the City Design Standards for Sewer Facilities to be approved by the City Engineer. (Engineering)
18. All sewer lines (including mains and laterals) up to the point of connection at the City’s mainline shall be private sewer lines and shall be maintained and cleaned by the developer, or successor in interest. The City of Cypress shall have no responsibility for maintenance of the private sewer lines. (Engineering)
19. The applicant shall resurface the full width of Lincoln Avenue (2” grind and overlay asphalt concrete pavement) along the property frontage, or as directed by the City Engineer. Construct all improvements in accordance with Cypress Public Works standards and specifications to satisfaction of the City Engineer. (Condition may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer)(Engineering)
20. The applicant shall install a new driveway approach that is compliant with the American Disabilities Act along the property frontage on Lincoln Avenue. Any unused existing driveways along the Lincoln Avenue frontage shall be removed and replaced with sidewalk.
The developer shall comply with the following requirements regarding the improvements:
Construct all improvements in accordance with Cypress Public Works standards and specifications to satisfaction of the City Engineer.
Prior to construction, obtain and pay for a permit and inspection services. As part of the permit, maintain a schedule on file with the City Engineer for the work. Adjust utility vaults and boxes to grade in accordance with the corresponding utility’s requirements and standards.
Relocate any utilities as necessary securing the appropriate approvals from the respective utilities.
If necessary, grant easements to the City for pedestrian purposes for any sidewalk or driveways for compliance with ADA requirements prior to issuance of a permit for construction.
(Conditions may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer) (Engineering)
21. Remove and replace any damaged street, pavement, sidewalk, curb and gutter, or any other public improvements as a result of work associated with this project and appropriately clean the area to the satisfaction of the City Engineer. (Condition may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer)(Engineering)
22. Prior to recordation of the final map, the applicant shall submit street design plans for approval by the City Engineer for all proposed City streets or any work within existing public right of way. Street name signs and traffic signs shall be installed per City Standards. (Engineering)
23. The applicant shall remove and replace any existing public improvements at the development site which have existing damage, are damaged due to construction, or otherwise below current standards, to the satisfaction of the City Engineer. (Condition may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer)(Engineering)
24. This permit is granted subject to the City’s approval of a tentative map and final map and recordation of the final map. Before occupying any structures or initiating any use approved by this permit, the applicant shall comply with all conditions of the tentative and final map. (Engineering)
25. Prior to final map recordation, the quantity, location, width, and type of public driveways shall be subject to the approval of the City Traffic Engineer. Both project driveways are to be signed and marked for one-way traffic, to the satisfaction of the City Traffic Engineer, with stop controls facing traffic exiting the project. Prior to construction of any driveway approach upon public street right-of-way, the applicant shall obtain a public works permit.
26. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Traffic Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing trees, signs, utilities, landscape, hardscape, slopes or any other encroachments from the limited use area in a manner meeting the approval of the City Engineer. (Engineering) (Sight Distance)
27. The applicant shall install all new utility services underground. (Condition may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer) (Engineering)
28. Arterials shall be crossed by boring only. Public streets with any trench cuts or asphalt patching as a result of this project shall be resurfaced with either a slurry seal or 2-inch grind and overlay. The method and limits of resurfacing shall be determined by and completed to the satisfaction of the City Engineer. Lateral open cuts spaced within 20 feet of each other shall be covered with a two-inch continuous asphalt concrete cap. (Condition may be deferred to prior to issuance of certificate of occupancy with the execution of a subdivision improvement agreement and bonding at the discretion of the City Engineer) (Engineering)
29. Prior to issuance of grading permits or recordation of the subdivision map, whichever comes first, at the direction of the City Engineer, the applicant shall submit a grading plan for approval signed and stamped by a registered California civil engineer and using actual grades from an Orange County Surveyor's Benchmark. (Engineering)
30. The applicant shall ensure the following requirements are met:
1. Drainage is solved to the satisfaction of the City Engineer and Building Official.
2. The Grading Plan is consistent with the Water Quality Management Plan, Site Plan and any Improvement Plan for proposed public storm drains.
3. Submittal of a Preliminary Grading Plan if deemed necessary by the City Engineer.
4. The topography of the area surrounding this development shall be made to establish existing drainage flow patterns.
5. The minimum slope standards are met for 1% for landscape areas, AC parking areas
1.5%, Concrete .2%.
6. All surface runoff and subsurface drainage directed to the nearest acceptable drainage facility, as determined by the City Engineer.
7. Drainage facilities discharging onto adjacent property shall be designed to imitate the manner in which runoff is currently produced from the site or alternatively, the applicant may obtain a drainage acceptance and maintenance agreement, suitable for recordation, from the owner of said adjacent property.
8. All drainage facilities must be consistent with the County of Orange Grading Ordinance as supplemented by the Engineering Division and Local Drainage Manual.
31. Development must be undertaken in accordance with conditions and requirements of the Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062.
32. Prior to the issuance of any grading or building permits, the applicant shall submit for review and approval by the City Engineer, a Final Water Quality Management Plan (WQMP). The WQMP must include best management practices for source control, pollution prevention, site design, and low impact development as well as structural treatment controls among many factors. Site design for controlling urban runoff must first evaluate infiltration, then harvest and water re-use, then evapotranspiration and only bio-treatment if the other three are not feasible. The WQMP must identify the routine structural and non-structural measures specified in the current Drainage Area Management Plan (DAMP) and utilize the Orange County Technical Guidance Document (OC TGD) as well as the Model WQMP.
33. Applicable WQMP projects must also:
i. Utilize the City’s current WQMP template;
ii. Utilize the City’s online WQMP application system for submittal; iii. Address site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing connected impervious areas, creating reduced or zero discharge areas, and conserving natural areas;
iv. Incorporate Routine Source Control BMPs as defined in the DAMP; v. Include post-construction Treatment Control BMP(s) as defined in the DAMP; vi. Include and Operations and Maintenance (O&M) Plan that (1) describes the longterm operation and maintenance requirements for pos-construction Treatment Control BMP(s); (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced Treatment Control BMP(s); (3) describes the mechanism for funding the long-term operation and maintenance of the references Treatment Control BMP(s); (4) includes the Water Quality Implementation Covenant and Agreement.
34. Prior to issuance of and grading or building permits, the applicant must submit a certified copy of the approved Final Water Quality Management Plan (WQMP) along with the final approved Grading Plan and all other supporting documentation on a USB flash drive in a single digital file (pdf) format acceptable to the City Engineer. The Final WQMP Submittal and subsequent approval of the Preliminary Water Quality Management Plan does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the DAMP and OC TGD. alterations to the site and the site plan may be required as prescribed by the City Engineer to the WQMP. Any significant alteration to the site plan due to the Final WQMP may require approval of the Council for the revision.
Additionally, the WQMP must identify a responsible party and implement funding sources for maintaining post construction BMPs as required as part of the development and must ensure that appropriate easements and ownerships are properly recorded in public records and access is made available for inspection of said devices.
35. The owner is responsible for providing a Water Quality Implementation Covenant and Agreement and an Operations and Maintenance plan that outlines the funding and maintenance of water quality BMPs, consent to inspect, and indemnification on the forms provided by the City for all post-construction stormwater mitigation and treatment devices, as required by the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010- 0062. The agreement will be subject to the review and approval of the City Engineer and City Attorney.
Before final acceptance of project improvements, the owner or his/her designated representative must certify that the treatment device was constructed and installed in accordance with the approved plans. Prior to the issuance of a certificate of occupancy, the applicant must demonstrate compliance with the City's NPDES Implementation Program in a manner meeting the satisfaction of the City Engineer and Water Quality Manager, including:
i. Demonstrate that all structural Best Management Practices (BMPs) described in the BMP Exhibit from the project's approved WQMP and Maintenance Covenant and Agreement have been implemented, constructed and installed in conformance with approved plans and specifications
ii. Demonstrate that the applicant has complied with all non-structural BMPs described in the project's WQMP
iii. Demonstrate that copies of the project's approved WQMP and Covenant and Agreement (with attached O&M Plan) are available for each of the initial occupants iv. Agree to provide pay a compliance deposit to pay for any required inspections and any additional non-compliance inspections as the City deems necessary v. Submit certified record drawings as well as the project engineer’s post-construction certification as well as the owner’s post construction certification on a template provided by the City
vi. Agree to pay for an inspection (special investigation) from the City for a date 12 months after the issuance of a certificate of occupancy for the project to verify compliance with the approved WQMP, Maintenance Covenant and Agreement and O&M Plan.
vii. Demonstrate that the applicant has RECORDED one of the following:
The CC&R's (that must include the approved WQMP, Maintenance Covenant and Agreement and O&M Plan) for the project's Homeowner’s Association; A Water Quality Implementation Covenant and Agreement that has the approved WQMP and O&M Plan attached; or
The final approved Water Quality Management Plan (WQMP) and Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures)
36. All onsite storm drain inlets, whether newly constructed or existing, must be labeled “No Dumping Drains to Ocean” before occupancy in accordance with city requirements.
37. All exterior metal building surfaces, including roofs, must be coated with rust-inhibitive paint to prevent corrosion and release of metal contaminants into the storm drain system prior to occupancy.
38. If trash enclosures and/or recycling areas are required: Trash enclosures and/or recycling area(s) must include a structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure. All litter/waste material must be kept in leak-proof containers. Area(s) must be paved with impermeable material. No other area may drain onto these areas. The trash enclosure and/or recycling area(s) may not drain to the storm drain system and all cleanups must be performed using dry cleanup methods.
Additionally, there must be a posted sign on the trash enclosure informing users that hazardous materials are not to be disposed therein. Additionally, trash enclosures may be required to be modified to meet the current solid waste requirements.
39. Provide a pet waste collection systems or dispensers, which hold bags for pet owners to use to pick up waste, must be installed. Regular refuse collection and resupply of pickup bags must be conducted by property owner or homeowner’s or business owner’s association.
40. Prior to the issuance of any grading or building permit, the applicant must submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Engineer and the Building Official and in accordance with requirements of the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009- 0030 as amended by Order No. R8-2010-0062. The ESCP must be developed and implemented to demonstrate compliance with the City’s NPDES Implementation Program and State water quality regulations for grading and construction activities. The ESCP must identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. must be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP must also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right-of-way. The ESCP must be updated as needed to address the changing circumstances of the project site. A copy of the current ESCP must be kept at the project site and be available for City review on request.
41. The applicant must clean all on site storm drain systems, catch basins, filters, storm drain lines, inlet boxes, etc. prior to final inspections. Additionally, upon direction of the City Engineer, the applicant must clean any public storm drain systems, catch basins, filters, lines, and inlet boxes that the City Engineer has determined have been impacted by the applicant's construction. If clean-up is not performed, the City may make arrangements to clean the system at the developer’s expense.
42. The owner is responsible for maintaining and operating all on-site private improvements.
43. All property areas must be maintained free of litter/debris.
44. All onsite storm drains including post-construction best management practices (BMPs) must be cleaned at least once a year immediately before October 1st (the beginning of the rainy season) and inspected at least once a year in May (the end of the rainy season). All trash and debris shall be removed from all onsite storm drains and BMPs, if deemed necessary postinspection. Additional cleaning may be required by the City Engineer.
45. There must be no pressure washing of parking areas, and waste storage areas, or building site, unless the City approves a collection system to keep water from entering the storm drain.
46. Landscaping must be properly maintained with efficient irrigation to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides that can contribute to urban runoff pollution.
47. Any CUP applicant or its successor shall be responsible for the cost of any water quality inspections by the City that are mandated by the State of California or by the U.S.
Environmental Protections Agency (USEPA) presently or in the future.
48. The Improvement Bond must incorporate all post-construction stormwater devices from the approved WQMP. These costs will be provided in the WQMP for review and inclusion in the Improvement Bond and shall cover device defects as well as malfunctions and possible replacement in the event the device is damaged or not operating per the manufacturer’s specification or intended design.
49. The applicant will be subject to all requirements of Section 13-29 of the Cypress Municipal Code regarding stormwater pollution prevention including, but not limited to, an Operations and Maintenance Verification Certification – WQMP Post Construction through the City’s online application and permitting system, prior to issuance of a final certificate of occupancy.
50. No person or person(s) shall make any modifications to drainage approved in the grading plan or WQMP without prior written approval from the City Engineer.
Exhibit “A”
Conditions of Approval
Tentative Tract Map No. 19339 Page 9
w Community Development Department w Planning Division w
51. Certified full trash capture devices must be installed to address the Statewide Trash Amendments adopted April 7, 2015. Existing storm drain inlets located within this project must be retrofitted to address the above trash policies. Additionally, proposed postconstruction BMPs must be devices that are State certified for full-trash capture.
52. Illuminated address signs shall be installed next to each garage door for easy identification by Police and Fire personnel. (Police Department.)
53. The CC&R’s shall contain a restriction prohibiting the parking of vehicles in front of garages. Common areas not designated for guest parking shall be kept clear at all times. (Police Department)
54. Security lighting shall be provided in the parking areas, public open space, and driveways. Front door entrances to the individual units shall also be provided with light fixtures. (Police Department)
55. Design Review: Portions of the project that are deferred shall be subject to the codes, standards, and other applicable requirements in force on the date that the deferred plan is submitted to the Orange County Fire Authority (OCFA). The development review does not imply or express approvals on any subsequent plan submittal. (OCFA)
56. Plan Submittal Sequence: The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the specified event.
57. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required, the applicant or responsible party shall submit:
• Fire Master Plan (service code PR145)
• Alternate Methods and Materials (AM&M) request (PR910), to address turn around and fire lane location deficiencies associated with the Fire Master Plan review.
58. Prior to issuance of a building permit, the applicant or responsible party shall submit:
• Architectural (service codes PR264-PR272, abbreviated review) • Underground piping for private hydrants and fire sprinkler systems (service code PR470- PR475)
• Fire sprinkler system (service codes PR400-PR465)
59. Prior to concealing interior construction, the applicant or responsible party shall submit:
• Fire alarm system (service code PR500-PR520)
• Fire sprinkler system (service codes PR430-PR455).
60. Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, construction, inspection, or occupancy. Standard notes, guidelines, informational bulletins, submittal instructions, and other information related to plans reviewed by the OCFA may be found by visiting ocfa.org on the Exhibit “A”
Conditions of Approval
Tentative Tract Map No. 19339 Page 10
w Community Development Department w Planning Division w Planning and Development Section homepage.
61. Temporary/Final Occupancy Inspections: Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150.
62. Emergency Access Easements: Irrevocable reciprocal access easements for emergency access purposes to the benefit of the Cypress shall be recorded concurrently with the final map or, where no final map is required, prior to approval of the fire master plan.
63. Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at 714-573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection.
64. The applicant shall subscribe to solid waste services from the City’s solid waste hauler with no less than one time per week service for trash, recycling, and organics recycling. These shall be properly maintained and not allowed to overflow. Source separated organic recycling is required unless alternatives are approved in writing from the Public Works Director. (Public Works, Water Quality)
65. For phased construction, as buildings are occupied, the applicant shall ensure there is adequate room and clearance for solid waste trucks and for placement of construction bins on site during construction. Access ways shall not be blocked without written approval of the Building Official. (Public Works)
66. Location of the trash enclosures are reviewed and approved by separate permit. The locations on the submitted plans are not approved. Trash locations and enclosures shall be approved by the City’s solid waste hauler, the City Engineer, and the Planning Director. For automated trash service, the applicant must provide on-site driveways, drive aisles and turnarounds with adequate space, clearance, material and loading capacity for solid waste trucks to maneuver and turn around on site (as reviewed and approved by the City’s solid waste hauler and the City Engineer). Solid waste trucks are prohibited from backing out into city streets and roadways. (Public Works)
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BALCONY OVERHANGS MIN. 15' ABOVE
DRIVEWAY SURFACE PER CYPRESS TRASH
COLLECTION GUIDELINES
2,867 SF ON GRADE
LANDSCAPE AREA
2,343 SF ON GRADE
OPEN SPACE
506 SF ON GRADE
PATIOS OPEN SPACE
LINCOLN AVENUE
SITE PLAN
BUILD
N
I G 1
BUILDING 3
BUILDING 2
RANDY MORRIS ARCHITECT
E-MAIL [email protected]
76167 VIA AREZZO
INDIAN WELLS, CA 92210
T. (310) 809-6745
CYPRESS VILLAGE RESIDENCES
SHEET 3 OF 16
SCALE: 1/16" = 1'-0"
DATE: DATE: 3/7/2025
957 BLUE HERON
SEAL BEACH, CA 90740
AA5302 LINCOLN LLC
5302 LINCOLN AVENUE, CYPRESS, CA
RANDY MORRIS ARCHITECT
E-MAIL [email protected]
76167 VIA AREZZO
INDIAN WELLS, CA 92210
T. (310) 809-6745
CYPRESS VILLAGE RESIDENCES
SHEET 5 OF 16
SCALE: 1/16" = 1'-0"
DATE: 3/7/2025
957 BLUE HERON
SEAL BEACH, CA 90740
AA5302 LINCOLN LLC
BUILDING 1 & 3
TYPICAL
FLOOR PLANS
5302 LINCOLN AVENUE, CYPRESS, CA
RANDY MORRIS ARCHITECT
E-MAIL [email protected]
76167 VIA AREZZO
INDIAN WELLS, CA 92210
T. (310) 809-6745
CYPRESS VILLAGE RESIDENCES
SHEET 6 OF 16
SCALE: 1/16" = 1'-0"
DATE: 3/7/2025
957 BLUE HERON
SEAL BEACH, CA 90740
AA5302 LINCOLN LLC
BUILDING 2
FLOOR PLANS
5302 LINCOLN AVENUE, CYPRESS, CA
RANDY MORRIS ARCHITECT
E-MAIL [email protected]
76167 VIA AREZZO
INDIAN WELLS, CA 92210
T. (310) 809-6745
CYPRESS VILLAGE RESIDENCES
SHEET 13 OF 16
SCALE: 1/16" = 1'-0"
DATE: 3/7/2025
957 BLUE HERON
SEAL BEACH, CA 90740
AA5302 LINCOLN LLC
BUILDING ELEVATIONS
5302 LINCOLN AVENUE, CYPRESS, CA
STUCCO
STUCCO
WOOD SIDING
WOOD SIDING
SECURITY GATE
FRONT UNIT ENTRY - TYP.
FRONT UNIT ENTRY - TYP.
LIGHT FIXTURES
CSMT. WDO.S
PAINT 1
PAINT 1
MATERIALS
& COLORS
EXTERIOR PLASTER
TYPICAL
LA HABRA STUCCO
DOVE GREY 40
PAINT 1
DUNN EDWARDS
DET 612
STIGLITZ SILVER
COMPOSITE
WOOD SIDING
DUNN EDWARDS
DE 5230
"CARROT CAKE"
GLASS
TYPICAL
CLEAR LOW-E
DOUBLE PANE
VINYL WINDOWS,
DOORS & STOREFRONT
WHITE FRAMES
STEEL RAILINGS
TYPICAL
DUNN EDWARDS
DE 6346
"SILVER SPRINGS"
A. FOR EVERY 100 FEET OF BUILDING LENGTH, THERE SHALL BE A PLANE-BREAK ALONG THE FACADE COMPRISED OF AN OFFSET OF AT LEAST FIVE FEET IN DEPTH BY 25 FEET IN LENGTH.
THE OFFSET SHALL EXTEND FROM GRADE TO THE HIGHEST STORY.
B. BUILDINGS SHALL HAVE MINOR MASSING BREAKS AT LEAST EVERY 30 FEET ALONG THE STREET FRONTAGE, THROUGH THE USE OF VARYING SETBACKS, BUILDING ENTRIES AND RECESSES, OR STRUCTURAL BAYS. MINOR BREAKS SHALL BE A MINIMUM OF 12 INCHES DEEP AND FOUR FEET WIDE AND EXTEND THE FULL HEIGHT OF THE BUILDING.
C. IN ADDITION TO MINOR MASSING BREAKS, STREET-FACING FRONT FACADES SHALL PROVIDE AT LEAST THREE OF THE FOLLOWING ARTICULATION ELEMENTS:
I. A COVERED PORCH ENTRYWAY WITH A MINIMUM DEPTH OF FIVE FEET, AS MEASURED FROM THE BUILDING FACADE TO THE POSTS, AND A MINIMUM LENGTH OF EIGHT FEET; II. A RECESSED ENTRANCE MEASURING AT LEAST FOUR FEET BY FOUR FEET, WHICH IS WELL DEFINED BY A GABLED ENTRY, DISTINCT CHANGE IN ROOF LINE OR COLUMNS, OR HAS SOME OTHER SIGNIFICANT ARCHITECTURAL DISTINCTION; III. ONE OR MORE DORMER WINDOWS OR CUPOLAS;
IV. PILLARS, POSTS, OR PILASTERS;
V. ONE OR MORE BAY WINDOWS PROJECTING AT LEAST 12 INCHES FROM THE FACADE PLANE; VI. EAVES PROJECTING AT LEAST FOUR INCHES FROM THE FACADE PLANE; VII. RAISED CORNICED PARAPETS OVER THE ENTRANCE DOOR;
VIII. MULTIPLE WINDOWS WITH A TRIM AT LEAST FOUR INCHES WIDE; OR IX. INTEGRAL PLANTERS THAT INCORPORATE LANDSCAPED AREAS OR PLACES FOR SITTING.
D. BLANK WALLS (I.E., WALLS WITHOUT DOORS, WINDOWS, OR OTHER ARTICULATION ELEMENTS) SHALL SPAN NO MORE THAN 30 FEET IN LENGTH.
E. BUILDING MATERIALS. I. A MINIMUM OF TWO EXTERIOR BUILDING MATERIALS, OR A DIFFERENT APPLICATION OF THE SAME MATERIAL, SHALL BE USED ON STREET-FACING FRONT AND SIDE FACADES. GLASS WINDOWS, RAILINGS, AND TRIM SHALL NOT BE COUNTED AS ONE OF THE TWO MATERIALS.
II. CHANGES IN BUILDING MATERIALS SHALL OCCUR AT INSIDE CORNERS.
A. AT INTERVALS OF NO MORE THAN 40 FEET ALONG THE BUILDING FACADE, HORIZONTAL EAVES SHALL BE BROKEN USING AT LEAST ONE OF THE FOLLOWING STRATEGIES: I. GABLES; II. BUILDING PROJECTIONS WITH A DEPTH OF A MINIMUM OF TWO FEET; III. CHANGE IN FACADE OR ROOF HEIGHT OF A MINIMUM OF TWO FEET; IV. CHANGE IN ROOF PITCH OR FORM; OR
V. INCLUSION OF DORMERS, PARAPETS, AND/OR VARYING CORNICES.
B. ROOF MATERIALS FOR ACCESSORY STRUCTURES, INCLUDING GARAGES AND CARPORTS, SHALL BE THE SAME AS THE PRIMARY BUILDING.
PROVIDED
N/A
N/A
YES
YES
YES
YES
YES
YES
YES
YES
YES
WATER EFFICIENT LANDSCAPE CALCULATIONS
REFERENCE EVAPOTRANSPIRATION (ETo) 46.6
PLANT DESCRIP. PLANT FACTOR (PF) IRRIGATION METHOD IRRIG. EFFICIENCY (IE) ETAF (PF / IE) LAND. AREA ETAF X AREA ETWU LOW WATER 0.2 DRIP 0.81 0.25 3,522 880.5 25,439 GAL. / YR.
MODERATE WATER 0.5 DRIP 0.81 0.62 90 55.8 1,612 GAL. / YR.
TOTAL 3,612 S.F. 936.3
ETWU TOTAL 27,051 GAL. / YR.
MAWA TOTAL 57,397 GAL. / YR.
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = (ETo) (0.62) [(ETAF X LA) + ((1-ETAF) X SLA)]
MAWA = (46.6) (0.62) [(0.55 X 3,612) + (0.45 X 0)]
MAWA = 57,397 GAL. / YR.
ETAF CALCULATIONS
(AVERAGE ETAF FOR REGULAR LANDSCAPE AREAS MUST BE .45 OR BELOW FOR NON-RESIDENTIAL AREAS) TOTAL ETAF X AREA = 936.3
TOTAL AREA = 3,612 S. F.
AVERAGE ETAF = 0.26
HYDROZONE INFORMATION TABLE
LOW WATER USE HYDROZONES: 3,522 S.F. = 98% OF LANDSCAPE MODERATE WATER USE HYDROZONES: 90 S.F. = 2% OF LANDSCAPE
PLANT LIST
NO. BOTANICAL NAME COMMON NAME SIZE QTY WUCOLS HEIGHT X WIDTH REMARKS RATING
EXISTING TREES:
E1 JACARANDA MIMOSIFOLIA JACARANDA 1 MODERATE TO REMAIN, PROTECT IN PLACE E2 PLATANUS X HISPANICA LONDON PLANE TREE 2 MODERATE TO REMAIN, PROTECT IN PLACE PROPOSED TREES:
T1 CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS 15 GAL. 14 LOW 25-35' X 5-7' T2 JACARANDA MIMOSIFOLIA JACARANDA 24" BOX 4 MODERATE 30' X 20-30' STD. TRUNK T3 LOPHOSTEMON CONFERTUS BRISBANE BOX 24" BOX 8 MODERATE 20-30' X 15' STD. TRUNK T4 PLATANUS X HISPANICA LONDON PLANE TREE 24" BOX 6 MODERATE 45-55' X 15-20' STD. TRUNK SHRUBS:
S1 AGAVE ATTENUATA FOXTAIL AGAVE 5 GAL. 56 LOW 2' X 2'
S2 CALLISTEMON VIMINALIS 'SLIM' DWARF WEEPING BOTTLEBRUSH 15 GAL. 28 LOW 6-8' X 4-5' COLUMNAR FORM S3 HESPERALOE PARVIFLORA 'YELLOW' YELLOW YUCCA 5 GAL. 20 LOW 3' X 3' S4 RHAPHIOLEPIS UMBELLATA 'MINOR' YEDDA HAWTHORN 5 GAL. 148 LOW 2-4' X 2' S5 SANSEVIERIA TRIFASCIATA LAURENTII VARIEGATED SNAKE PLANT 5 GAL. 126 LOW 2-3' X 1-2' S6 WESTRINGIA FRUTICOSA 'GREY BOX' DWARF COAST ROSEMARY 5 GAL. 32 LOW 3' X 3' VINE:
V1 MACFADYENA UNGUIS-CATI CAT'S CLAW 5 GAL. 24 LOW
GROUNDCOVERS:
G1 CARISSA MACROCARPA 'GREEN CARPET' LOW GROWING NATAL PLUM 1 GAL. 24" o.c. LOW 1-1/2' X 2' G2 ROSMARINUS 'PROSTRATUS' PROSTRATE ROSEMARY 1 GAL. 24" o.c. LOW 1-2' X 3'
GENERAL NOTES
PROJECT:
CYPRESS VILLAGE RESIDENCES
5302 LINCOLN AVENUE
CYPRESS, CALIFORNIA
PROJECT APPLICANT / ARCHITECT:
RANDY MORRIS ARCHITECT
76167 VIA AREZZO
INDIAN WELLS, CALIFORNIA 92210
310.809.6745
PROJECT EXHIBIT PREPARER / LANDSCAPE ARCHITECT:
CRAIG WEBER & ASSOCIATES
950 SANTIAGO AVENUE
LONG BEACH, CALIFORNIA 90804
562.494.0411
LANDSCAPE SITE AREA:
SITE LANDSCAPE AREA = 2,708 SQ. FT.
R-O-W LANDSCAPE AREA = 904 SQ. FT.
TOTAL LANDSCAPE AREA = 3,612 SQ. FT.
PROJECT ZONING:
CYPRESS TOWN CENTER AND COMMONS (PC)
CONCEPTUAL LANDSCAPE PLAN
L1
S4
T3
S6
S1
S2
G2
T4
T1
V1
V1 T1 CUPRESSUS SEMPERVIRENS T2 JACARANDA MIMOSIFOLIA T3 LOPHOSTEMON CONFERTUS T4 PLATANUS X HYBRIDA S1 AGAVE ATTENUATA S2 CALLISTEMON 'SLIM' S3 HESPERALOE 'YELLOW' S4 RHAPHIOLEPIS 'MINOR' S5 SANSEVIERIA T. LAURENTII S6 WESTRINGIA FRUTICOSA V1 MACFADYENA UNGUIS-CATI G1 CARISSA 'GREEN CARPET' G2 ROSMARINUS 'PROSTRATUS'
S5
T1
G2
G1
G1
G1
G2 E2 E2
S1
T4
S6
S3
T1
S5
T2
E1
127'-4 5/16"
200'-0 3/4" 124'-3 1/2"
200'-1 7/8" PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
PATIO
TRASH
TRASH
PATIO PATIO
PATIO PATIO PATIO PATIO
MOTOR COURTMOTOR COURT
LINCOLN AVENUE
WM
LP
LP
LP
WM
FH
ONE WAY
ONE WAY ONE WAY
ONE WAY ONE WAY
UP
UP UP UP UP
UP UP UP UP
UP UP
UP
UP UP
UP
BUILDING 3
B
U
LI D
NI G
1 BUILDING 2
UP
0 5 10 20 FT
PLANS PREPARED FOR:
Date:
Scale:
Drawn:
Job:
Sheet:
REVISIONS BY RANDY MORRIS ARCHITECT PREPARED BY: CRAIG WEBER & ASSOCIATES 950 SANTIAGO WAY, LONG BEACH, CA 90804 PH/FAX 562.494.0411 PROJECT:5302 LINCOLN AVENUECYPRESS, CA
SEPT 2024
KGW
1594
CRAIG WEBER & ASSOCIATES
76167 VIA AREZZOINDIAN WELLS, CA 92210
CYPRESS VILLAGE RESIDENCES
1" = 10'
1 FEB 2025
VICINITY MAP
N Tentative Tract Map No. 19358
Project Site
5302 Lincoln Avenue
PL-5 Rev. 2011
NOTICE OF EXEMPTION
TO: X Office of Planning and Research FROM: City of Cypress 1400 Tenth Street, Room 121 5275 Orange Avenue
Sacramento, CA 95814 Cypress, CA 90630
X County Clerk-Recorder
Public Services Division
P.O. Box 238
Santa Ana, CA 92702
Project Title
Tentative Tract Map No. 19358
Project Location - Specific
5302 Lincoln Avenue
Project Location - City
Cypress
Project Location - County
Orange
Description of Nature, Purpose, and Beneficiaries of Project A request to construct 20 condominium units on a 0.57-acre property and create a tentative tract map for condominium ownership. The beneficiary is the developer.
Name of Public Agency Approving Project
City of Cypress
Name of Person or Agency Carrying Out Project (Applicant’s Name and Address) Randy Morris, 76167 Via Arezzo, Indian Wells, CA 92210
Exempt Status: (Check One)
Ministerial (Sec. 21080(b)(1);15268);
Declared Emergency (Sec. 21080(b)(3);15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
X Categorical Exemption, Class 32 & 15 (Sec. 15332(a-e)) and 15315 Reasons why project is exempt:
The project consists of in-fill development on a site that: (a) is consistent with the general plan and zoning designations, (b) is less than five acres in size within an urbanized area, (c) has no habitat for endangered species, (d) does not result in significant effects relating to traffic, noise, air quality, or water quality, and (e) is adequately served by all required utilities and public services. Further, the subdivision map has less than four parcels.
Lead Agency Contact Person
Alicia Velasco, Planning Director
Area Code
(714)
Telephone Number
229-6720
If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a notice of exemption been filed by the public agency approving the project? Yes X No ________
_________________________________ Alicia Velasco
Signature Date Planning Director
Signed by Lead Agency
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 12.
FROM: Alicia Velasco, Planning Director
DATE: 07/14/2025
SUBJECT: Approve Conditional Use Permit No. 2025-01 for a Drive-Thru Fast Food Restaurant at 4125 Ball Road
RECOMMENDATION
Adopt a Resolution approving Conditional Use Permit No. 2025-01 and confirm the project is exempt from California Environmental Quality Act requirements.
DISCUSSION
Project Description
The applicant proposes a 3,694-square-foot McDonald’s at 4125 Ball Road with a dual-lane drive-thru and a bypass lane to support traffic circulation. The drive-thru is proposed to operate 24 hours a day, seven days a week.
Subject Property and Surrounding Land Uses
The 22,121-square-foot parcel is located within the Cypress Center West Shopping Center. It currently includes a 4,500-square-foot vacant commercial building that will be demolished.
The shopping center surrounds the site to the north, east, and west, with multifamily housing to the south.
Regulatory Control
General Plan/Zoning and Required Discretionary Actions
The General Plan designates the site “General Neighborhood Commercial,” and it is zoned CG Commercial General. Drive-thru restaurants in the CG Zone require a Conditional Use Permit (CUP), which allows the City Council to place operating restrictions to avoid potential impacts on surrounding properties. Only the drive-thru requires a CUP. The Zoning Code permits the interior of the restaurant to operate 24/7 in this location.
Development Standard Compliance
Standard Required Proposed
Minimum Building Setbacks
Front
Rear
Side (west)
Side (east)
10'
10'
0'
0'
35'
21'
NA
NA
Maximum Building Setbacks 50' 23'
Traffic, Vehicle Circulation and Parking
A traffic study estimated the restaurant will generate 82 morning peak hour trips and 61 evening peak hour trips. The study analyzed the peak hour trips at three intersections:
Bloomfield St. at Ball Rd.; Via Largo at Ball Rd.; and Denni St. at Ball Rd, and found the intersections currently operate at a Level of Service (LOS) C or better, and will continue to operate at LOS C or better with the project.
The shopping center is accessed by multiple driveways off Ball Rd., Bloomfield St., and Via Largo. The restaurant will primarily be accessed by two-way driveways east and west of the building. The project realigns the west driveway to maximize parking.
The traffic study's drive-thru queuing analysis determined the restaurant can accommodate the expected vehicle queues without impacting traffic flow in the shopping center or on Ball Rd. Condition No. 6.5 requires a Drive-Thru Queuing Management Plan (including the bypass lane and designated mobile order parking stalls).
Accounting for the proposed restaurant, the shopping center will have 415 parking spaces (414 are required).
Building Design and Landscaping
The restaurant has a contemporary design featuring horizontal and vertical siding and metal fascia. A pergola enhances the view from Ball Rd. and is accompanied by ample landscaping in the 10-foot front setback.
Operational Impacts
The restaurant proposes to operate the drive-thru 24 hours per day, seven days a week.
While impacts on the nearest residences (approximately 145 feet from the site and south of Ball Road) are not anticipated, the following conditions are recommended to lower the risk of potential impacts:
Condition No. 3.3 requires a lighting plan.
Condition No. 6.2 requires drive-thru speakers with volume control to reduce noise during night and morning hours.
Condition No. 6.3 allows the City Council to modify the hours of operation in response to complaints.
ENVIRONMENTAL REVIEW
Pursuant to California Environmental Quality Act guidelines (CEQA), the project is exempt from further environmental analysis because it is an infill project on less than five acres in an urbanized area.
PUBLIC HEARING / PUBLIC OUTREACH PROCESS
Public hearing notices were posted and mailed to the property owners within 500 feet of the project. All public noticing requirements have been met. All written communication related to the public hearing received prior to publishing the City Council agenda is attached. Written communication submitted by 3 p.m. on July 14 will be part of the public hearing administrative record.
ALTERNATIVE ACTIONS
If the City Council identifies issues which should be addressed prior to taking action on this application, the City Council may consider:
Continuing the public hearing and directing staff to work with the applicant to resolve the issues; or
1. Continuing the public hearing, making findings for denial and directing staff to return to City Council with a resolution for denial.
2. BUDGET IMPACT
None.
LEGAL REVIEW
None required.
APPROVED BY: Peter Grant, City Manager
Attachments
Resolution
Project Conditions
Project Plans
Traffic Study
Vicinity Map
Notice of Exemption
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2025-01, FOR A DRIVE-THRU FAST FOOD RESTAURANT WITHIN AN EXISTING SHOPPING CENTER LOCATED AT 4125 BALL ROAD WITHIN THE CG – COMMERCIAL GENERAL ZONE AND FINDING THE
PROJECT EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS.
WHEREAS, the City Council of the City of Cypress has considered an application submitted by Scott Wilkeson, representing McDonald’s (“Developer”) for a drive-thru fast food restaurant within an existing shopping center located at 4125 Ball Road within the CG – Commercial General Zone (the “Project”); and
WHEREAS, the subject site is zoned CG – Commercial General Zone. Cypress Zoning Ordinance Section 2.06.030 states that fast food restaurants with or without drivethru service are permitted subject to Conditional Use Permit approval in the CG Zone; and WHEREAS, on July 15, 2025, the City Council held a duly noticed public hearing and considered testimony on the application; and
WHEREAS, the City Council finds that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this Resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, DOES HEREBY RESOLVE, based upon substantial evidence taken from the administrative record and at the public hearing, AS FOLLOWS:
SECTION 1. Findings. Pursuant to the Cypress Zoning Ordinance Section
4.19.070 (Conditional Use Permits), the City Council finds, after due study and deliberation that the following circumstances exist:
1. The proposed location of the conditional use is consistent with the requirements of the General Plan and the Zoning District in which the site is located.
The Project is consistent with Policy LU-2 of the Land Use Element of the General Plan to “ensure that new development is compatible with surrounding land uses, the circulation network, availability of public facilities, and existing development constraints”. The project conditions (Exhibit A) include requirements to limit operational impacts related to traffic, parking, noise, and other project components.
Cypress Zoning Ordinance Section 2.06.030 allows fast food restaurants with or without drive-thru service with Conditional Use Permit approval in the CG Zone.
Resolution No.
2. The proposed location of the conditional use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or general welfare, nor would be materially injurious to properties or improvements in the vicinity.
To the extent possible the project is designed to avoid negatively impacting adjacent uses by including appropriate setbacks, landscaping, and other features.
The project design includes adequate parking, vehicular circulation, and drive-thru queuing. The conditions included in Exhibit “A” will further ensure that the construction and ongoing maintenance and operation of the restaurant will not negatively impact public health, safety, or general welfare.
3. The proposed conditional use would comply with all applicable provisions of this zoning ordinance.
The project plans meet all development standards as required in the Cypress Zoning Ordinance. Further conditions have been imposed to insure the proposed 24-hour operations comply with the City’s Noise Ordinance and exterior lighting requirements.
SECTION 2. CEQA The City Council finds that the proposed project is categorically exempt pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15332 – In-fill Development. The Project is an infill project in an urbanized area on a site less than five acres. The Project is consistent with the applicable general plan land use and zoning designations, will not have an adverse impact on any natural habitats, and will not result in significant effects relating to traffic, noise, air quality, or water quality. Therefore, the City Council has determined that there is no substantial evidence that the project may have a significant effect on the environment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress hereby approves Conditional Use Permit No. 2025-01, subject to the applicable conditions included in Exhibit “A”. The decision of the City Council is final and conclusive as to all things involved.
Resolution No.
PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 14th day of July, 2025. _______________________________
MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________
CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE )SS
I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 14th day of July, 2025, by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
___________________________________
CITY CLERK OF THE CITY OF CYPRESS
Community Development Department Planning Division EXHIBIT "A"
CONDITIONAL USE PERMIT NO. 2025-01
4125 Ball Road
McDonalds Restaurant and Drive Thru
CONDITIONS OF APPROVAL
Bolded conditions represent those specific to this project.
1. General Conditions
1.1. Prior to the issuance of building permits, the project applicant and property owner shall sign and return a City-provided affidavit accepting these conditions of approval. (Planning)
1.2. This permit is granted for the plans dated 5/19/2025. The project shall conform to the plans, except as otherwise specified in these conditions, or unless a minor modification to the plans is approved by the Planning Director. (Planning)
1.3. The Conditional Use Permit (CUP) approval shall be valid for a 24 month period from the effective date of the approval. The approval shall lapse and become void after that 24 month period unless either: (Planning)
a. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the CUP approval was granted; or b. Before the date on which permit approval will elapse, the grantee or the city files an application to renew the CUP approval in compliance with the Cypress Zoning Ordinance, Article 4, Subsection 4.19.070.H.3 (Time Limit).
1.4. The applicant shall defend, indemnify, and hold harmless, the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul, an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, CH. 4 (§ 21000 et seq. - including but not by way of limitation § 21152 and 21167). City shall promptly notify the applicant of any claim, action, or proceeding brought within this time period. (City Attorney)
1.5. The applicant’s contractor shall provide the City with a Certificate of Insurance on City form evidencing a comprehensive liability insurance policy with a combined single limit of not less than $500,000 each occurrence in connection with the work performed. Certificate shall include the City, its Council, officers, members of boards or commissions and employees as additional Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including attorney's fees, arising out of or in connection with the work to be Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 2
Community Development Department Planning Division performed under the development executed by the Named Insured and City, including any act or omission of employees, agents, subcontractors, or their employees. Such certificate shall have a 30 day cancellation notice to the City of Cypress. (City Attorney)
1.6. The applicant shall comply with all provisions of the Code of the City of Cypress. (Planning)
1.7. The applicant shall obtain a Cypress business license prior to commencement of the business operation. (Finance)
1.8. All applicable conditions of the project shall be complied with prior to final building permit approval. (Planning)
1.9. Any and all correction notice(s) generated through the plan check and/or inspection process is/are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant and all agents thereof. (Planning)
2. Planning
2.1. The drive-thru is permitted to operate 24 hours a day, seven days a week. Pursuant to Condition of Approval 6.3, the City Council reserves the right to review and modify the approved hours of operation in the event the City receives complaints related to the drivethru or restaurant use.
2.2. Any expansion or modification of the approved use beyond what is approved as part of this Conditional Use Permit will require an amendment to the conditional use permit. (Planning)
2.3. The restaurant is permitted a maximum of two designated spaces for mobile order pick-up and/or delivery order pick-up.
2.4. This conditional use permit may be modified or revoked by the City Council should the Council determine that the proposed use or conditions under which it is being operated or maintained is detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity in accordance with Article 4, Section 19.070.J of the Cypress Zoning Ordinance. (Planning)
3. Architectural
3.1. Architectural elevations and site plans shall be reviewed and approved by the Community Development Department prior to the issuance of building permits. (Planning)
3.2. All architectural treatments shall be constructed as illustrated on plans and renderings submitted. The final exterior color scheme shall be submitted to City staff for review and approval prior to actually painting the structure. (Planning)
3.3. On-site security lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. A photometric plan shall be reviewed for compliance with City lighting standards and approved by the Community Development Department prior to the issuance of building permits. (Planning) Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 3
Community Development Department Planning Division
3.4. All roof mounted equipment, such as heating and air conditioning units, shall be adequately screened from public view subject to the approval of City staff. Commercial or industrial developments which adjoin residentially zoned areas shall construct noise bafflers and/or deflectors on all mechanical equipment mounted outdoors to the satisfaction of City staff. (Planning)
3.5. The transformer boxes and water valves shall be placed in locations acceptable to the Director of Community Development and shall be adequately screened from view with plant materials. (Planning)
4. Signage
4.1. A comprehensive sign program for both building and freestanding monument signs shall be submitted for Planning Division approval prior to the installation of any signs. The developer shall not erect or display on the subject property any signs which have not been approved in writing by the Planning Division. (Planning)
4.2. The installation and method of sign illumination shall be reviewed and approved by the Planning Division and the Building and Safety Division. The business owner shall take the appropriate measures to ensure that the illumination of the sign shall not create glare for vehicular traffic, subject to approval by the Planning Director. Wherever feasible, LED signs shall be equipped with dimmer devices. All electrical conduits, timer devices, and other electrical equipment shall be buried underground or concealed within the sign. (Planning)
5. Landscaping
5.1. A detailed landscape and automatic irrigation plan shall be submitted to the Cypress Planning Division for review and approval at least 60 days prior to issuance of a certificate of occupancy. In addition, a bond shall be posted with Public Works to guarantee against defects in plant materials and workmanship for a period of one year from acceptance of the landscape installation. All required landscaping shall be permanently maintained in a neat and orderly condition. (Planning)
5.2. All qualifying landscape projects in the City shall comply with the City’s water efficiency ordinance as well as the water efficient requirements of the Cypress Zoning Code and the City’s Drought Response Management Plan. All irrigation shall be provided by a drip or microspray system. (Planning)
5.3. Unless otherwise specified, all required trees shall be a minimum 15-gallon in size and of a variety approved by the Director of Community Development. (Planning)
5.4. Landscape irrigation pipes and sprinkler heads shall be maintained in good working order so as to cover all landscaped areas. (Planning)
6. Operational
6.1. All product and material storage shall occur within the building. Exterior storage is Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 4
Community Development Department Planning Division specifically prohibited. (Planning)
6.2. The drive-thru speaker shall have volume controls to lower voice output during late evening and morning hours. (Planning)
6.3. The City Council shall maintain the right to review the business hours of operation and may, subject to a public hearing, limit the hours should substantiated complaints be received that the approved 24-hour business hours are creating an adverse impact upon neighboring properties, in accordance with Article 4, Section 19.070.J of the Cypress Zoning Ordinance.
When a complaint is received, the City will engage with McDonalds management and conduct site visits to determine if the complaint is verified. Three unique verified complaints within 30 days or 10 unique verified complaints in a 12-month period shall indicate the use is creating an adverse impact upon neighboring properties. (Planning)
6.4. The parking lot shall be used solely for vehicular parking, unless otherwise approved in writing by the Director of Community Development. (Planning)
6.5. Restaurant management shall implement and train employees to adhere to a Drive-Thru Queuing Management Plan. The Plan shall include the following components: 1) Employees will instruct vehicles to proceed to the second drive through pick up window by using the bypass lane, and; 2) If necessary, employees will instruct a customer to park in a designated mobile order/delivery parking stall, if available, to wait until their order is filled and employee can walk the order to the vehicle.
7. Property Maintenance
7.1. All walls, fences, and trash enclosures shall be maintained free of significant surface cracks, dry rot, warping, missing panels or blocks, which threaten the structure's structural integrity or graffiti which threatens the appearance. (Planning)
7.2. Parking lot surfaces and pedestrian walkways shall be maintained in a safe condition such that any concrete, asphalt, or other driving or walking surfaces are free of potholes, buckled or cracked surfaces, or raised areas. (Planning)
7.3. The property shall be maintained free of the accumulation of trash and debris. Trash and debris associated with the permitted use shall be stored solely in designated trash receptacles and trash enclosures. (Planning)
7.4. Exterior building elevations shall be maintained such that the buildings are free of broken, missing or significantly cracked surface finished materials. (Planning)
7.5. The property owner shall maintain the site, clear of all graffiti, including but not limited to bathrooms and dining areas if applicable. All graffiti shall be removed within 24 to 48 hours once notified in writing by the City. (Planning)
8. Fees
8.1. The applicant shall pay the following fees per Resolution No. 6182, as noted below.
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 5
Community Development Department Planning Division (Engineering)
- City-wide Traffic Improvement (Prior to issuance of Building Permit) - Regional Traffic Improvement (Prior to issuance of Building Permit) - Sanitary Sewer Connection (Prior to issuance of Building Permit) - Grading / On-Site (Non-Structural) Plan Check (Prior to submittal of Grading Plans) - Grading Permit and Inspection (Prior to Permit issuance) - Building Plan Check (Prior to submittal of Plans)
- Building Permit and Inspection (Prior to Permit issuance) - Public Improvement Plan Check (Prior to submittal of Plans) - Public Improvement Permit and Inspection (Prior to Permit issuance)
8.2. Within 48 hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk-Recorder in the amount of $50.00 County administrative fee, to enable the City to file the Notice of Exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines. (Planning)
9. Engineering
9.1. The applicant shall not grant any easements over any property subject to a requirement of dedication or irrevocable offer to the City of Cypress, unless such easements are expressly made subordinate to the easements to be offered for dedication to the City. Prior to granting any of said easements, the subdivider shall furnish a copy of the proposed easement to the City Engineer for review and approval. (Engineering) (Easement Subordination)
9.2. Prior to any street construction or relocation, when there are monuments in the project area which control the location of subdivisions, streets or highways, or provide survey control, the developer shall locate and reference the monuments and shall reset them after construction as required by Section 8771 of the Business and Professions Code, in a manner meeting the approval of the City Engineer. (Engineering)
9.3. The applicant shall make all submittals, including engineering, building, grading, water quality, and inquiries through the department’s online plan check and permit application at https://cypressca.viewpointcloud.com or as determined by the City Engineer. (Engineering)
9.4. The applicant will be subject to, but not limited to, the following fees on the attached Cypress Master Fee Schedule (updated annually on July 1):
Building Permit and mechanical/electrical/plumbing fees Citywide and Regional Traffic Improvements Fees
Grading and Public Works Permit and plan check fees
Park Development Fee
Orange County Sanitation District – Sewer Connection Fees:
https://www.ocsan.gov/home/showpublisheddocument/34705/63859921813190 0000
10. Sewer and Wastewater
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 6
Community Development Department Planning Division
10.1. The developer shall construct new private sewer laterals with cleanouts at a location approved by the City Engineer. (Engineering)
10.2. All sewer lines (including mains and laterals) within the development shall be private sewer lines and shall be maintained and cleaned by the developer, or successor in interest.
The City of Cypress shall have no responsibility for maintenance of the private sewer lines. (Engineering)
11. Streets
11.1. Prior to issuance of a certificate of occupancy, the applicant shall remove and replace any existing public improvements at the development site which have existing damage, are damaged due to construction, or otherwise below current standards, to the satisfaction of the City Engineer.
11.2. Remove and replace any damaged street, pavement, sidewalk, curb and gutter, or any other public improvements as a result of work associated with this project and appropriately clean the area to the satisfaction of the City Engineer.
11.3. The applicant shall submit a street design plans for approval by the City Engineer for all proposed City streets or any work within existing public right of way. Street name signs and traffic signs shall be installed per City Standards. (Engineering)
13.1. Prior to the issuance of any certificate of occupancy, including temporary, the applicant shall install new project driveway approaches that are compliant with the American Disabilities Act on Ball Road. The developer shall comply with the following requirements regarding the improvements:
Construct all improvements in accordance with Cypress Public Works standards and specifications to satisfaction of the City Engineer. Prior to construction, obtain and pay for a permit and inspection services. As part of the permit, maintain a schedule on file with the City Engineer for the work. Adjust utility vaults and boxes to grade in accordance with the corresponding utility’s requirements and standards.
Relocate any utilities as necessary securing the appropriate approvals from the respective utilities.
11.4. If necessary, grant easements to the City for pedestrian purposes for any sidewalk or driveways for compliance with ADA requirements prior to issuance of a permit for construction.
11.5. Prior to the issuance of any certificate of occupancy, including temporary, the applicant shall resurface full width of Ball Road (2” grind and overlay asphalt concrete pavement) along the project frontage. Construct all improvements in accordance with Cypress Public Works standards and specifications to satisfaction of the City Engineer.
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 7
Community Development Department Planning Division
12. Traffic
12.1. The access driveway to the development shall be designed such as there is minimal impact on the vehicle’s tire upon ingress and egress from the driveway, as approved by the City Engineer. (Engineering)
12.2. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Traffic Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing trees, signs, utilities, landscape, hardscape, slopes or any other encroachments from the limited use area in a manner meeting the approval of the City Engineer.
12.3. The quantity, location, width, and type of public driveways shall be subject to the approval of the City Traffic Engineer. The westerly project driveway shall be relocated to align with the parking lot drive aisle. Prior to construction of any driveway approach within the public right-of-way, the applicant shall obtain a public works permit.
12.4. The applicant shall develop a traffic/circulation management plan to address vehicle stacking in the event that traffic backs up onto Ball Road.
13. Utilities
13.1. Prior to issuance of a certificate of occupancy, the applicant shall install all new and existing utility services underground. (Engineering) (Undergrounding Utilities)
13.2. Arterials shall be crossed by boring only. In public streets, lateral open cuts spaced within 20 feet of each other shall be covered with a two-inch continuous asphalt concrete cap. (Engineering)
14. Drainage
14.1. Prior to issuance of grading permits or recordation of the subdivision map, whichever comes first, at the direction of the City Engineer, the applicant shall submit a grading plan for approval signed and stamped by a registered California civil engineer and using actual grades from an Orange County Surveyor's Benchmark.
The applicant shall ensure the following requirements are met:
- Drainage is solved to the satisfaction of the City Engineer and Building Official. - The Grading Plan is consistent with the Water Quality Management Plan, Site Plan and any Improvement Plan for proposed public storm drains. - Submittal of a Preliminary Grading Plan if deemed necessary by the City Engineer. - The topography of the area surrounding this development shall be made to establish existing drainage flow patterns.
- The minimum slope standards are met for 1% for landscape areas, AC parking areas
1.5%, Concrete .2%.
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 8
Community Development Department Planning Division - All surface runoff and subsurface drainage directed to the nearest acceptable drainage facility, as determined by the City Engineer.
- Drainage facilities discharging onto adjacent property shall be designed to imitate the manner in which runoff is currently produced from the site or alternatively, the applicant may obtain a drainage acceptance and maintenance agreement, suitable for recordation, from the owner of said adjacent property. All drainage facilities must be consistent with the County of Orange Grading Ordinance as supplemented by the Engineering Division and Local Drainage Manual.
15. Storm Water Quality – National Pollutant Discharge Elimination System
15.1. Development must be undertaken in accordance with conditions and requirements of the Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010-0062.
15.2. Prior to the issuance of any grading or building permits, the applicant shall submit for review and approval by the City Engineer, a Final Water Quality Management Plan (WQMP). The WQMP must include best management practices for source control, pollution prevention, site design, and low impact development as well as structural treatment controls among many factors. Site design for controlling urban runoff must first evaluate infiltration, then harvest and water re-use, then evapotranspiration and only biotreatment if the other three are not feasible. The WQMP must identify the routine structural and non-structural measures specified in the current Drainage Area Management Plan (DAMP) and utilize the Orange County Technical Guidance Document (OC TGD) as well as the Model WQMP.
Applicable WQMP projects must also:
Utilize the City’s current WQMP template;
Utilize the City’s online WQMP application system for submittal; Address site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing connected impervious areas, creating reduced or zero discharge areas, and conserving natural areas; Incorporate Routine Source Control BMPs as defined in the DAMP; Include post-construction Treatment Control BMP(s) as defined in the DAMP; Include and Operations and Maintenance (O&M) Plan that (1) describes the longterm operation and maintenance requirements for post-construction Treatment Control BMP(s); (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced Treatment Control BMP(s); (3) describes the mechanism for funding the long-term operation and maintenance of the references Treatment Control BMP(s); (4) includes the Water Quality Implementation Covenant and Agreement.
15.3. Prior to issuance of and grading or building permits, the applicant must submit a certified copy of the approved Final Water Quality Management Plan (WQMP) along with the final approved Grading Plan and all other supporting documentation on a USB flash drive in a single digital file (pdf) format acceptable to the City Engineer. The Final WQMP Submittal and subsequent approval of the Preliminary Water Quality Management Plan Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 9
Community Development Department Planning Division does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the DAMP and OC TGD. alterations to the site and the site plan may be required as prescribed by the City Engineer to the WQMP. Any significant alteration to the site plan due to the Final WQMP may require approval of the Council for the revision. Additionally, the WQMP must identify a responsible party and implement funding sources for maintaining post construction BMPs as required as part of the development and must ensure that appropriate easements and ownerships are properly recorded in public records and access is made available for inspection of said devices.
15.4. The owner is responsible for providing a Water Quality Implementation Covenant and Agreement and an Operations and Maintenance plan that outlines the funding and maintenance of water quality BMPs, consent to inspect, and indemnification on the forms provided by the City for all post-construction stormwater mitigation and treatment devices, as required by the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No. R8-2009-0030 as amended by Order No. R8-2010- 0062. The agreement will be subject to the review and approval of the City Engineer and City Attorney. Before final acceptance of project improvements, the owner or his/her designated representative must certify that the treatment device was constructed and installed in accordance with the approved plans. Prior to the issuance of a certificate of occupancy, the applicant must demonstrate compliance with the City's NPDES Implementation Program in a manner meeting the satisfaction of the City Engineer and Water Quality Manager, including:
Demonstrate that all structural Best Management Practices (BMPs) described in the BMP Exhibit from the project's approved WQMP and Maintenance Covenant and Agreement have been implemented, constructed and installed in conformance with approved plans and specifications
Demonstrate that the applicant has complied with all non-structural BMPs described in the project's WQMP
Demonstrate that copies of the project's approved WQMP and Covenant and Agreement (with attached O&M Plan) are available for each of the initial occupants
Agree to provide pay a compliance deposit to pay for any required inspections and any additional non-compliance inspections as the City deems necessary Submit certified record drawings as well as the project engineer’s postconstruction certification as well as the owner’s post construction certification on a template provided by the City
Agree to pay for an inspection (special investigation) from the City for a date 12 months after the issuance of a certificate of occupancy for the project to verify compliance with the approved WQMP, Maintenance Covenant and Agreement and O&M Plan.
Demonstrate that the applicant has RECORDED one of the following:
1. The CC&R's (that must include the approved WQMP, Maintenance Covenant and Agreement and O&M Plan) for the project's Homeowner’s Association;
2. A Water Quality Implementation Covenant and Agreement that has the Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 10
Community Development Department Planning Division approved WQMP and O&M Plan attached; or
The final approved Water Quality Management Plan (WQMP) and Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures)
15.5. All onsite storm drain inlets, whether newly constructed or existing, must be labeled “No Dumping Drains to Ocean” before occupancy in accordance with city requirements
15.6. All exterior metal building surfaces, including roofs, must be coated with rust-inhibitive paint to prevent corrosion and release of metal contaminants into the storm drain system prior to occupancy.
15.7. Trash enclosures and/or recycling area(s) must include a structure to cover the enclosure with a solid roof design below to direct stormwater away from entering the enclosure. All litter/waste material must be kept in leak-proof containers. Area(s) must be paved with impermeable material. No other area may drain onto these areas. The trash enclosure and/or recycling area(s) may not drain to the storm drain system and all cleanups must be performed using dry cleanup methods. Additionally, there must be a posted sign on the trash enclosure informing users that hazardous materials are not to be disposed therein.
Additionally, trash enclosures may be required to be modified to meet the current solid waste requirements.
15.8. Prior to the issuance of any grading or building permit, the applicant must submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Engineer and the Building Official and in accordance with requirements of the Santa Ana Regional National Pollutant Discharge Elimination System (NPDES) Permit Order No.
R8-2009-0030 as amended by Order No. R8-2010-0062. The ESCP must be developed and implemented to demonstrate compliance with the City’s NPDES Implementation Program and State water quality regulations for grading and construction activities. The ESCP must identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. must be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP must also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right-ofways. The ESCP must be updated as needed to address the changing circumstances of the project site. A copy of the current ESCP must be kept at the project site and be available for City review on request.
15.9. Prior to issuance of certificate of occupancy, the applicant must clean all on site storm drain systems, catch basins, filters, storm drain lines, inlet boxes, etc. Additionally, upon direction of the City Engineer, the applicant must clean any public storm drain systems, catch basins, filters, lines, inlet boxes that the City Engineer has determined have been impacted by the applicant's construction. If clean-up is not performed, the City may make arrangements to clean the system at developer’s expense.
15.10. The owner is responsible for maintaining and operating all on-site improvements.
15.11. All property areas must be maintained free of litter and debris.
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 11
Community Development Department Planning Division
15.12. All onsite storm drains including post-construction best management practices (BMPs) must be cleaned at least twice a year; once immediately before October 1st (the beginning of the rainy season), and once in May (the end of the rainy season). Additional cleaning may be required by the City Engineer.
15.13. No pressure washing of parking areas, and waste storage areas, or building site, unless the City approves a collection system to keep water from entering the storm drain.
15.14. Landscaping must be properly maintained with efficient irrigation to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides that can contribute to urban runoff pollution.
15.15. Any CUP applicant or its successor shall be responsible for the cost of any water quality inspections by the City that are mandated by the State of California or by the U.S.
Environmental Protections Agency (USEPA) presently or in the future.
15.16. The Improvement Bond must incorporate all post-construction stormwater devices from the approved WQMP. These costs will be provided in the WQMP for review and inclusion in the Improvement Bond and shall cover device defects as well as malfunctions and possible replacement in the event the device is damaged or not operating per the manufacturer’s specification or intended design.
15.17. The applicant will be subject to all requirements of Section 13-29 of the Cypress Municipal Code regarding stormwater pollution prevention including, but not limited to, an Operations and Maintenance Verification Certification – WQMP Post Construction through the City’s online application and permitting system, prior to issuance of a final certificate of occupancy.
15.18. No person or person(s) shall make any modifications to drainage approved in the grading plan or WQMP without prior written approval from the City Engineer.
15.19. Certified full trash capture devices must be installed to address the Statewide Trash Amendments adopted April 7, 2015. Existing storm drain inlets located within this project must be retrofitted to address the above trash policies. Additionally, proposed postconstruction BMPs must be devices that are State certified for full-trash capture.
Relocated catch basin along property frontage shall also include automatic retractable screens (ARS) devices in addition to full trash capture devices to address the Statewide Trash Amendments.
16. Building and Safety
16.1. Applicant/developer shall provide a single point of contact for all phases of the permitting process and the construction process. The point of contact may be different for permitting and construction. The applicant/developer will provide a 24-hour contact number. This person will be responsible for all communications with Building and safety including but not limited to application, plan submittal, permit issuance, inspection requests and any other requests or inquiries. (Building and Safety)
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 12
Community Development Department Planning Division
16.2. The applicant will schedule a pre-construction meeting with both the Building Official and City Engineer (or designee) prior to any work starting on the project site. The meeting shall take place one to two weeks prior to the start of construction. All contractors including their superintendents, designers/engineers will be required to attend unless otherwise directed by the Director of Public Works. (Building and Safety, Engineering)
16.3. Construction bins for non-recyclable and recyclable materials generated from any construction site (residential and non-residential) must be placed “on site” out of the public right-of-way unless permit is obtained from the City Engineer. (Building & Safety)
16.4. A pre-grading SWPPP’s inspection is required prior to grading permit issuance. All required grading stormwater BMPs shall be installed and inspected by the Building Division prior to release of the grading permit. (Building & Safety)
16.5. Delivery, loading and unloading of construction materials shall occur on site and not within the Public Right of Way unless a permit is obtained from the City Engineer. (Building & Safety).
17. Security
17.1. The property address shall be clearly identified on both sides of the freestanding sign base.
A minimum of six-inch lettering shall be used for the property address. The property address shall also be posted in a visible location on the building or canopy. (Police Department.)
17.2. All exterior commercial doors, during the hours of darkness, shall be illuminated with a minimum of one foot-candle of light. All exterior bulbs shall be protected by weather and vandalism resistant cover(s). (Police Department)
17.3. Open parking lots, and access thereto, providing more than ten parking spaces and for use by the general public, shall be provided with a maintained minimum of one foot-candle of light on the parking surface from dusk until the termination of business every operating day. (Police Department)
17.4. The landscaping and lighting plans for the project shall also be subject to review by the Cypress Police Department. (Police Department)
18. Fire
18.1. The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the event specified.
Prior to issuance of a grading permit, or a building permit if a grading permit is not required:
A fire master plan (service code PR145)
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 13
Community Development Department Planning Division
19. Solid Waste
19.1. The applicant shall subscribe to solid waste services from the City’s City’s solid waste hauler with no less than one time per week service for trash, recycling, and organics recycling. These shall be properly maintained and not allowed to overflow. Source separated organic recycling is required unless alternatives are approved in writing from the Public Works Director.
19.2. The applicant shall construct new or modify its existing trash enclosure structure to house all required solid waste containers and possess a solid covered roof that prohibits stormwater to enter and then discharge from the enclosure.
19.3. For phased construction, as buildings are occupied, the applicant shall ensure there is adequate room and clearance for solid waste trucks and for placement of construction bins on site during construction. Access ways shall not be blocked without written approval of the Building Official. (Public Works)
19.4. The applicant shall not install a trash compactor at the site without first having received written approval from the City’s solid waste hauler.
20. Landscaping within the Public Right-of-Way and Street Trees
20.1. The applicant or his successor in interest shall maintain all landscaping planted in the public right-of-way located along the frontage of their property in a healthy and safe condition. (Engineering, Maintenance)
20.2. If trees are planted within the public right of way, they shall be installed in accordance with the approved street landscape plan subject to the approval of the City Engineer. (Engineering)
20.3. The applicant or successor in interest shall trim all trees in the public right-of-way by following the City’s tree trimming policy annually or as prescribed by the City Engineer and maintain the trees in a healthy and safe condition. (Maintenance) Effective: 7-14-2025
SECTIONS
2. General
3. Planning
4. Architectural
5. Signage
6. Landscaping
7. Operational
8. Property Maintenance
9. Fees
10. Engineering
11. Sewer and Wastewater
Exhibit “A”
Conditions of Approval
Conditional Use Permit No. 2025-01 Page 14
Community Development Department Planning Division
12. Streets
13. Traffic
14. Utilities
15. Drainage
16. Storm Water Quality
17. Building & Safety
18. Security
19. Fire
20. Solid Waste
21. Landscaping in the Right-of-way and Street Trees
PUBLIC UTILITIES, INGRESS & EGRESS EASEMENT TO SOCAL EDISON. PER BK. 9166, PG. 968 5 PUBLIC UTILITIES, INGRESS & EGRESS EASEMENT TO SOCAL EDISON PER BK. 9212, PG. 856 PUBLIC UTILITIES, INGRESS & EGRESS EASEMENT TO SOCAL EDISON PER BK. 12292, PG. 1524 13 7 BALL ROAD 3 EVC TE McDONALD'S (4584 PROTO) 6) EVC (E) TRANSFORMER & ELEC VAULT EVC EVC (E) CELL TOWER (E) CELL TOWER ENCLOSURE PUBLIC UTILITIES, INGRESS & EGRESS EASEMENT TO SOCAL EDISON PER BK. 9166, PG. 968 10' BUILDING SETBACK 8 2 27 4 CURB CUT SHIFTED EAST TO ALIGN WITH DRIVE AISLE (E) SITE SIGN 4125 BALL ROAD CYPRESS, CALIFORNIA SITE PLAN Scale: 1" = 20'-0" March 19, 2025 P:\23\23580 - McD Cypress, Ball Road\Design\Site\x23580 - Site Plan.dwg B I C K E L G R O U P A R C H I T E C T U R E BI C K E L G R O U P I NC O RP O RAT E D 3600 BIR C H STRE E T, S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m NORTH SITE INFORMATION ZONING: GC (COMMERCIAL GENERAL) PARCEL SF: 22,121 SF TOTAL BUILDING AREA: 3,694 SF (NOT INCLUDING UTILITY AREAS) PARKING REQUIREMENT: RESTAURANT: 1/ 200 SF STALLS REQUIRED: 19 STALLS STALLS PROVIDED: 14 STALLS WITHIN PARCEL & 415 STALLS IN OVERALL CENTER
FLOOR PLAN Scale: 1/8" = 1'-0" March 19, 2025
P:\23\23580 - McD Cypress, Ball Road\Design\Floor Plan\x23580 - Floor Plan.dwg B I C K E L G R O U P A R C H I T E C T U R E BI C K E L G R O U P I N C O RP O RATE D 3600 BIRC H S TRE E T, S U IT E 120 N E W P O R T B E A C H , C A 9 2 6 6 0 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m NORTH 4125 BALL ROAD CYPRESS, CA
REVISED TRAFFIC IMPACT ANALYSIS
MCDONALD'S DRIVE-THROUGH AT CYPRESS CENTER WEST
Cypress, California
April 21, 2025
(original dated January 7, 2025)
Prepared for:
BICKEL GROUP ARCHITECTURE
3600 Birch Street, Suite 120
Newport Beach, CA 92660
Attention: Chloe Watson, Job Captain
(O): 949757.0411 x 238
(E): [email protected]
LLG Ref. 2-24-4869-1
Prepared by: Under the Supervision of:
Shane S. Green, P.E. Richard E. Barretto, P.E.
Senior Transportation Engineer Principal
And
Christy Kopulsky
Transportation Engineer I
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc i
TABLE OF CONTENTS
SECTION PAGE
1.0 Introduction .............................................................................................................................. 1
1.1 Study Area .............................................................................................................................. 2
2.0 Project Description and Location ........................................................................................... 3
2.1 Site Access ............................................................................................................................. 3
2.2 Pedestrian Circulation ............................................................................................................ 4
3.0 Existing Conditions .................................................................................................................. 5
3.1 Existing Street System ........................................................................................................... 5
3.2 Public Transit ......................................................................................................................... 6
3.3 Existing Bicycle Facilities ...................................................................................................... 6
3.4 Existing Traffic Volumes ....................................................................................................... 6
3.5 Existing Intersection Conditions ............................................................................................ 7
3.5.1 Highway Capacity Manual (HCM) Method of Analysis (Signalized Intersections) ...... 7
3.5.1 Highway Capacity Manual 7 (HCM 7) Method of Analysis (Unsignalized Intersections) ............................................................................................................................. 7
3.5.2 Level of Service Criteria ................................................................................................. 8
3.6 Existing Level of Service Results .......................................................................................... 8
4.0 Traffic Forecasting Methodology ......................................................................................... 12
5.0 Project Traffic Characteristics ............................................................................................. 13
5.1 Project Traffic Generation .................................................................................................... 13
5.2 Project Traffic Distribution and Assignment ....................................................................... 13
5.3 Existing Plus Project Traffic Conditions .............................................................................. 14
6.0 Future Traffic Conditions ..................................................................................................... 16
6.1 Ambient Traffic Growth....................................................................................................... 16
6.2 Related Projects Traffic Characteristics ............................................................................... 16
6.3 Year 2026 Traffic Volumes.................................................................................................. 17
7.0 Traffic Circulation Analysis Methodology .......................................................................... 20
7.1 Level of Service Criteria and Thresholds ............................................................................. 20
7.1.1 City of Cypress ............................................................................................................. 20
7.2 Traffic Analysis Scenarios ................................................................................................... 20
8.0 Peak Hour Intersection Capacity Analysis .......................................................................... 22
8.1 Existing Plus Project Analysis ............................................................................................. 22
8.1.1 Existing Plus Project Traffic Conditions ...................................................................... 22
8.2 Year 2026 Cumulative Traffic Analysis .............................................................................. 24
8.2.1 Year 2026 Cumulative Traffic Conditions ................................................................... 24
8.2.2 Year 2026 Cumulative Plus Project Traffic Conditions ............................................... 24 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc ii
TABLE OF CONTENTS (CONTINUED)
SECTION PAGE
9.0 Site Access and Internal Circulation Evaluation ................................................................ 26
9.1 Site Access ........................................................................................................................... 26
9.2 Project Driveway Queueing Analysis .................................................................................. 26
9.3 Internal Circulation Evaluation ............................................................................................ 26
9.4 Drive-Through Pick-Up Lane Queuing and Operation Evaluation ..................................... 27
9.5 Drive-Thru Queuing Management Plan ............................................................................... 28
10.0 Recommended Intersection Improvements ......................................................................... 31
10.1 Existing Plus Project Recommended Improvements ........................................................... 31
10.2 Year 2026 Cumulative Plus Project Recommended Improvements .................................... 31
11.0 Summary Of Findings And Conclusion ............................................................................... 32 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc iii
APPENDICES
APPENDIX
A. Traffic Study Scope of Work
B. Existing Traffic Count Data
C. Intersection Level of Service Calculation Worksheets D. Project Driveway Level of Service Calculation Worksheets LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc iv
LIST OF FIGURES
SECTION—FIGURE # FOLLOWING PAGE
1–1 Vicinity Map .................................................................................................................... 2 2–1 Existing Site Aerial ........................................................................................................... 4 2-2 Existing Overall Site Plan ................................................................................................. 4 2-3 Conceptual Site Plan ......................................................................................................... 4 3–1 Existing Roadway Conditions and Intersection Controls ........................................... 5 3-2 OCTA Transit Map .......................................................................................................... 6 3-3 Transit Stop Locations ..................................................................................................... 6 3-4 City of Cypress Bike Path Plan ....................................................................................... 6 3–5 Existing AM Peak Hour Traffic Volumes .................................................................. 6 3–6 Existing PM Peak Hour Traffic Volumes ...................................................................... 6 5–1 Project Traffic Distribution Pattern ................................................................................ 15 5–2 Project Pass-by Distribution Pattern ............................................................................... 15 5–3 AM Peak Hour Project Traffic Volumes ...................................................................... 15 5–4 PM Peak Hour Project Traffic Volumes ....................................................................... 15 5–5 Existing With Project AM Peak Hour Traffic Volumes ............................................... 15 5–6 Existing With Project PM Peak Hour Traffic Volumes ............................................... 15 6–1 Location of Cumulative Projects .................................................................................... 19 6–2 AM Peak Hour Cumulative Project Traffic Volumes .................................................... 19 6–3 PM Peak Hour Cumulative Project Traffic Volumes ..................................................... 19 6–4 Year 2026 Cumulative AM Peak Hour Traffic Volumes ............................................ 19 6–5 Year 2026 Cumulative PM Peak Hour Traffic Volumes ............................................ 19 6–6 Year 2026 Cumulative Plus Project AM Peak Hour Traffic Volumes ....................... 19 6–7 Year 2026 Cumulative Plus Project PM Peak Hour Traffic Volumes ....................... 19 9–1 Trash Truck Turning Analysis ........................................................................................ 30 9–2 WB-50 Truck Turning Analysis Entry from Via Largo ................................................. 30 9–3 WB-50 Truck Turning Analysis Exit from Via Largo ................................................... 30 9–4 Drive-Thru Queuing Management ................................................................................. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc v
LIST OF TABLES
SECTION—TABLE # PAGE
3–1 Level of Service Criteria for Signalized Intersections (HCM 7 Methodology) ............... 9 3–2 Level of Service Criteria For Unsignalized Intersections (HCM 7 Methodology) ....... 10 3–3 Existing Peak Hour Intersection Capacity Analysis ....................................................... 11 5–1 Project Trip Generation Rates and Forecast ................................................................... 15 6–1 Location and Description of Cumulative Projects.......................................................... 18 6–2 Cumulative Projects Traffic Generation Forecast .......................................................... 19 8–1 Existing Plus Project Peak Hour Intersection Capacity Analysis .................................. 23 8–2 Year 2026 Cumulative Peak Hour Intersection Capacity Analysis ............................... 25 9–1 Project Driveway Peak Hour Levels of Service Summary ............................................ 29 9–2 Project Driveway Peak Hour Queuing Analysis ............................................................ 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 1 REVISED TRAFFIC IMPACT ANALYSIS
MCDONALD'S DRIVE-THROUGH AT CYPRESS CENTER WEST
Cypress, California
April 21, 2025
1.0 INTRODUCTION
This traffic impact analysis addresses the potential circulation needs associated with the McDonald’s Drive-Through at Cypress Center West (hereinafter referred to as Project), a proposed fast-food restaurant with drive-through development located in the City of Cypress, California. Cypress Center West is an existing shopping center located north of Ball Road, east of Bloomfield Street, and west of Via Largo, and addressed at 4005 – 4197 Ball Road. The Project proposes the development of a 3,694 SF fast-food restaurant with drive-through to be occupied by McDonald’s in place of the formerly occupied Union Bank.
This report documents the findings and recommendations of a traffic impact analysis conducted by Linscott, Law & Greenspan, Engineers (LLG) to determine the potential circulation effects and Project-related improvements associated with the proposed Project. The traffic analysis evaluates the existing operating conditions at three (3) key study intersections and three (3) project driveways within the project vicinity, estimates the trip generation potential of the proposed Project, and forecasts future operating conditions without and with the proposed Project. Where necessary, intersection improvement measures are identified. This traffic report satisfies the traffic analysis requirements of the City of Cypress as outlined in the City of Cypress Transportation Operational Assessment (Level-Of-Service Traffic Study) Guidelines (dated April 2023). The approved Scope of Work for this traffic study, which is included in Appendix A, was developed in conjunction with City of Cypress staff. It is noted that as a separate document, a Vehicle Miles Traveled (VMT) screening memorandum has been prepared, consistent with OPR guidance to address the Project’s potential transportation impacts under CEQA.
The project site has been visited and an inventory of adjacent area roadways and intersections was performed. Existing peak hour traffic information has been collected at three (3) key study intersections and three (3) project driveways for use in the preparation of intersection level of service calculations. Information concerning cumulative projects (planned and/or approved) in the vicinity of the proposed Project has been researched at the Cities of Cypress, Los Alamitos, Lakewood, and Hawaiian Gardens. Based on our research, there are seven (7) cumulative projects in the City of Cypress, two (2) cumulative projects in the City of Los Alamitos, one (1) cumulative project in the City of Lakewood, and one (1) cumulative project in the City of Hawaiian Gardens within the vicinity of the subject site that have either been built, but not yet fully occupied, or are being processed for approval. These eleven (11) planned and/or approved cumulative projects were considered in the cumulative traffic analysis for this project.
This traffic report analyzes existing and future weekday AM peak hour and PM peak hour traffic conditions for a near-term (Year 2026) traffic setting upon completion of the proposed Project. Peak LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 2 hour traffic forecasts for the Year 2026 horizon year have been projected by increasing existing traffic volumes by an annual growth rate of 2.0% per year and adding traffic volumes generated by eleven (11) cumulative projects.
1.1 Study Area
The three (3) key study intersections selected for evaluation were based on the City’s guidelines and direction from the City of Cypress staff. The three (3) key study intersections listed below provide local access to the study area and define the extent of the boundaries for this traffic analysis. The jurisdiction that the study intersections are located in is shown in parentheses.
Key Study Intersections
1. Bloomfield Street at Ball Road (Los Alamitos/Cypress)
2. Via Largo at Ball Road (Cypress)
3. Denni Street at Ball Road (Cypress)
Figure 1-1 presents a Vicinity Map, which illustrates the general location of the proposed Project and depicts the study locations and surrounding street system. The Level of Service (LOS) investigations at these key locations were used to evaluate the potential circulation effects associated with area growth, cumulative projects and the proposed Project. When necessary, this report recommends intersection improvements that may be required to restore/maintain an acceptable Level of Service and/or offset the circulation effects of the project.
Included in this Traffic Analysis are:
Existing traffic counts,
Estimated project traffic generation/distribution/assignment, Estimated cumulative project traffic generation/distribution/assignment, AM and PM peak hour capacity analyses for existing conditions, AM and PM peak hour capacity analyses for future near-term (Year 2026) traffic conditions without and with the proposed Project,
Site Access Evaluation,
Internal Circulation, and
Recommended Intersection Improvements.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 3 2.0 PROJECT DESCRIPTION AND LOCATION
Cypress Center West is an existing shopping center located north of Ball Road, east of Bloomfield Street, and west of Via Largo, and addressed at 4005 – 4197 Ball Road in the City of Cypress, California. Access to the Project is now provided via two (2) full access driveways and three (3) right-turn in/out only driveways located on Ball Road, two (2) full access driveways on Bloomfield Street and two (2) full access driveways on Via Largo. Figure 2-1 presents an aerial depiction of the existing site.
Cypress Center West has a total floor area of 104,180 square-feet (SF) that is anchored by Ralphs Grocery and a recently completed Ralphs Fueling Station, and includes a tenant mix of retail/commercial, service retail, office, an urgent care center, financial institutions/bank, and restaurant space and fast-food uses. Currently, five (5) suites are vacant and consist of a 10,065 SF retail/pharmacy (former Rite Aid in Suite 4037 that closed in April 2024), 1,400 SF of restaurant space (Suite 4197, El Zarape Mexican Restaurant which is temporarily vacant), 1,827 SF personal service-fitness suite (Suite 4107), 1,800 SF retail suite that is proposed for food use (Suite 4143) and the former Union Bank building which totals 4,570 SF (Suite 4125). The existing parking supply for Cypress Center West totals 420 spaces. Figure 2-2 presents the existing site plan for Cypress Center West that shows the existing buildings and existing parking areas, which has a total parking supply of 420 spaces. As shown, Cypress Center West is comprised of five (5) parcels, with the Project site identified as APN 244-271-15.
The proposed Project includes the development of a 3,694 SF fast-food restaurant with drive-through to be occupied by McDonald’s in place of the formerly occupied Union Bank. The proposed drivethrough lane, with a queue storage of 18 vehicles, will result in a net loss of 5 spaces. Upon completion of the Project, Cypress Center West will consist of 103,304 SF of floor area and 415 spaces.
Figure 2-3 presents the Conceptual Site Plan for the proposed Project, prepared by the Bickel Group Architecture dated March 19, 2025. Review of Figure 2-3 displays the proposed location of the dual order menu boards, drive-through payment and two (2) pick-up windows, the provision of a “by-pass lane” in the drive-through exit, as well as anticipated entry/exit doors of the Project. This by-pass lane is intended to allow customers that are picking up their orders from the first pick-up window to travel around customers that may be waiting for their orders at the second pick-up window, as well as exit the drive-through if there is a delay as pick-up second pick-up window.
2.1 Site Access
Access to the Project is now provided via two (2) full access driveways and three (3) right-turn in/out only driveways located on Ball Road, two (2) full access driveways on Bloomfield Street and two (2) full access driveways on Via Largo.
It should be noted that the project will not alter any of the existing driveways. In addition, to provide a conservative assessment the project distribution has been focused to the two driveways along Ball LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 4 Road that are closest to the proposed McDonald’s building and the driveway along Via Largo, which would allow project-related to access Ball Road via the traffic signal at Via Largo. The two Project driveways on Ball Road and the one project driveway on Via Largo are identified at study locations A and C, and study location B, respectively.
2.2 Pedestrian Circulation
Pedestrian circulation would be provided via existing public sidewalks along Ball Road, Bloomfield Street, and Via Largo bordering the project site, which will connect to the project’s internal walkway. The proposed Project will protect the existing sidewalk along the project frontage and if necessary, repair or reconstruct sidewalks along the project frontage per the City’s request.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 5 3.0 EXISTING CONDITIONS
3.1 Existing Street System
The principal local network of streets serving the proposed Project includes Ball Road, Bloomfield Street, Denni Street, and Via Largo. The following discussion provides a brief synopsis of these key area streets. The descriptions are based on an inventory of existing roadway conditions.
Ball Road is a four-lane divided roadway, oriented in the east-west direction, bordering the Project site to the South. Parking is not permitted along either side of this roadway in the vicinity of the proposed project. The posted speed limit on Ball Road is 45 miles per hour (mph). Traffic signals control the study intersections of Ball Road at Bloomfield Street, Denni Street, and Via Largo.
Bloomfield Street is a four-lane divided roadway, oriented in the north-south direction, located to the west of the Project site. The posted speed limit on Bloomfield Street is 40 mph in the vicinity of the proposed Project. On-Parking is permitted along Bloomfield Street north of Ball Road on the east side of the street and is not permitted along the west side of the street, parking is permitted south of Ball Road on the east side of the street and is not permitted on the west side of the street in the vicinity of the proposed project. A traffic signal controls the study intersection of Bloomfield Street at Ball Road.
Denni Street is a four-lane divided roadway oriented in the north-south direction, located to the east of the Project Site. The posted speed limit on Denni Street is 40 mph. Parking is not permitted along either side of this roadway in the vicinity of the proposed project. A Traffic signal controls the study intersection of Denni Street at Ball Road.
Via Largo is a two-lane, undivided roadway oriented in the north-south direction, located to the east of the Project site. The posted speed limit on Via Largo is 25 mph in the vicinity of the proposed Project. Parking is permitted along either side of the roadway. A traffic signal controls the study intersection of Via Largo at Ball Road.
Figure 3-1 presents an inventory of the existing roadway conditions for the arterials and intersections evaluated in this report. This figure identifies the number of travel lanes for key arterials, as well as intersection configurations and controls for the key area study intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 6 3.2 Public Transit
Public transit bus service for the Project site is adequate and is provided in the project area by the Orange County Transportation Authority (OCTA). OCTA is the leading transit provider in Orange County and offers a wide range of fixed-route bus services. OCTA has developed an extensive network of transit routes to connect residents and commuters of Cypress to key destinations. Two (2) OCTA bus routes operate within the vicinity of the project site which consists of the following:
OCTA Route 42/A: The major route of travel includes Lincoln Avenue. Nearest to the project site are bus stops on the southwest corner of Bloomfield Street at San Bonita Ave and the southeast corner of Kaylor Avenue at Ball Road. Route 42A operates on approximate 30-minute headways during weekdays and weekends. The nearest bus stop is located west of the project site, along Ball Road between Kaylor Avenue and Bloomfield Street. OCTA Route 46: The major route of travel includes Ball Road. Nearest to the project site are bus stops on the southeast corner of Delano Lane at Ball Road and northwest corner of Denni Street at Ball Road. Route 46 operates on approximate 30-minute headways on the weekdays and 60- minute headways on the weekends. The nearest three bus stops are located east of the project site, along Ball Road between Delano Lane and Magnolia Sorrento Drive.
Figure 3-2 graphically illustrates the transit routes of OCTA within the vicinity of the project.
Figure 3-3 identifies the locations of the existing bus stops in proximity to the Project site.
3.3 Existing Bicycle Facilities
The City of Cypress promotes bicycling as a means of mobility and a way in which to improve the quality of life within its community and provides an extensive network of existing and future bicycle facilities in close proximity to the project site. Existing Class II bike lanes can be found along Ball Road while Denni Street provides a Class II bike lanes on the west side of the road north of Ball Road, and Bloomfield Street on the west side of the road south of Ball Road within the vicinity of the Project site. Figure 3-4 presents the City of Cypress Bike Path Plan.
3.4 Existing Traffic Volumes
Vehicular turning movement counts were conducted at the three (3) signalized key study intersections, plus three (3) existing site driveways locations adjacent to the project site during the weekday morning and evening peak commuter periods to determine the existing AM and PM peak hour traffic volumes. AM and PM peak hour traffic counts at the key study intersections were collected by AimTD, LLC. in October 2024 when local area schools were in session.
Figures 3-5 and 3-6 illustrate the existing AM and PM peak hour traffic volumes at the three (3) key study intersections, respectively. Appendix B contains the detailed peak hour count sheets for the key intersections evaluated in this report.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 7 3.5 Existing Intersection Conditions
Existing AM and PM peak hour operating conditions for the three (3) key study intersections were evaluated using the Highway Capacity Manual (HCM) methodology for signalized intersections and the methodology outlined in the Highway Capacity Manual (HCM) for unsignalized intersections per the City of Cypress requirements.
3.5.1 Highway Capacity Manual (HCM) Method of Analysis (Signalized Intersections) In conformance with the City of Cypress requirements, existing AM and PM peak hour operating conditions for the key signalized study intersections were evaluated using the Highway Capacity Manual (HCM 7) methodology. Based on the HCM operations method of analysis, level of service for signalized intersections is defined in terms of control delay, which is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. The delay experienced by a motorist is made up of a number of factors that relate to control, geometry, traffic, and incidents. Total delay is the difference between the travel time actually experienced and the reference travel time that would result during ideal conditions: in the absence of traffic control, in the absence of geometric delay, in the absence of any incidents, and when there are no other vehicles on the road.
In Chapter 19 of the HCM, only the portion of total delay attributed to the control facility is quantified. This delay is called control delay. Control delay includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. In contrast, in previous versions of the HCM (1994 and earlier), delay included only stopped delay. Specifically, LOS criteria for traffic signals are stated in terms of the average control delay per vehicle. The six qualitative categories of Level of Service that have been defined along with the corresponding HCM control delay value range for signalized intersections are shown in Table 3-1.
3.5.1 Highway Capacity Manual 7 (HCM 7) Method of Analysis (Unsignalized Intersections) Two-way stop-controlled intersections are comprised of a major street, which is uncontrolled, and a minor street, which is controlled by stop signs. Level of service for a two-way stop-controlled intersection is determined by the computed or measured control delay. The control delay by movement, by approach, and for the intersection as a whole is estimated by the computed capacity for each movement. LOS is determined for each minor-street movement (or shared movement) as well as major-street left turns. The worst side street approach delay is reported. LOS is not defined for the intersection as a whole or for major-street approaches, as it is assumed that major-street through vehicles experience zero delay. The HCM control delay value range for two-way stopcontrolled intersections is shown in Table 3-2.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 8 3.5.2 Level of Service Criteria
According to the City of Cypress level of service criteria and thresholds of deficiency, improvements to local and regional transportation systems are needed if:
For signalized intersections an impact is considered to be significant if the project related increase in the delay equals or exceeds the threshold shown below:
With Project Level of
Service (LOS)
Project-Related Increase in Delay
(seconds)
C 6 seconds
D 4 seconds
E/F 2 seconds
For unsignalized intersections, an impact is considered to be significant if the project worsens the level of service from LOS D to E or F or causes the delay equal to or more than three (3.0) seconds that operates at LOS E or F with the Project.
It should be noted that the City of Los Alamitos guidelines are consistent with the City of Cypress guidelines which require the use of HCM methodology therefore, the City of Cypress guidelines have been applied to all study intersections.
3.6 Existing Level of Service Results
Table 3-3 summarizes the existing peak hour service level calculations for the three (3) key study intersections based on existing traffic volumes and current street geometry. Review of Table 3-3 indicates that all three (3) key study intersections currently operate at an acceptable level of service during the AM and PM peak hours.
Appendix C presents the HCM/LOS calculation worksheets for the three (3) key study intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 9 TABLE 3-1
LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS (HCM 7 METHODOLOGY) 1 Level of Service
(LOS)
Control Delay Per Vehicle
(seconds/vehicle) Level of Service Description
A < 10.0
This level of service occurs when progression is
extremely favorable and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay.
B > 10.0 and < 20.0
This level generally occurs with good progression, short cycle lengths, or both. More vehicles stop than with LOS A, causing higher levels of average delay.
C > 20.0 and < 35.0
Average traffic delays. These higher delays may result
from fair progression, longer cycle lengths, or both.
Individual cycle failures may begin to appear at this level.
The number of vehicles stopping is significant at this
level, though many still pass through the intersection
without stopping.
D > 35.0 and < 55.0
Long traffic delays At level D, the influence of
congestion becomes more noticeable. Longer delays may
result from some combination of unfavorable progression, long cycle lengths, or high v/c ratios. Many vehicles stop, and the proportion of vehicles not stopping declines.
Individual cycle failures are noticeable.
E > 55.0 and < 80.0
Very long traffic delays This level is considered by many agencies to be the limit of acceptable delay. These high delay values generally indicate poor progression, long
cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurrences.
F 80.0
Severe congestion This level, considered to be
unacceptable to most drivers, often occurs with over
saturation, that is, when arrival flow rates exceed the capacity of the intersection. It may also occur at high v/c ratios below 1.0 with many individual cycle failures. Poor progression and long cycle lengths may also be major
contributing factors to such delay levels.
1 Source: Highway Capacity Manual 7, Chapter 19: Signalized Intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 10 TABLE 3-2
LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS (HCM 7 METHODOLOGY) 2 Level of Service
(LOS)
Highway Capacity Manual (HCM)
Delay Per Vehicle (seconds/vehicle) Level of Service Description A 10.0 Little or no delay
B > 10.0 and 15.0 Short traffic delays
C > 15.0 and 25.0 Average traffic delays
D > 25.0 and 35.0 Long traffic delays
E > 35.0 and 50.0 Very long traffic delays
F > 50.0 Severe congestion
2 Source: Highway Capacity Manual 7, Chapter 20: Two-Way Stop-Controlled Intersections. The LOS criteria apply to each lane on a given approach and to each approach on the minor street. LOS is not calculated for major-street approaches or for the intersection as a whole.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 11 TABLE 3-3
EXISTING PEAK HOUR INTERSECTION CAPACITY ANALYSIS
Key Intersection Jurisdiction
Time
Period
Control
Type HCM (s/v) LOS
1. Bloomfield Street at
Cypress
AM 8Ø Traffic 29.8 C
Ball Road PM Signal 27.6 C
2. Via Largo at
Cypress
AM 3Ø Traffic 6.2 A
Ball Road PM Signal 5.9 A
3. Denni Street at
Cypress
AM 8Ø Traffic 29.4 C
Ball Road PM Signal 30.5 C
Notes:
s/v = seconds per vehicle (delay)
LOS = Level of Service, please refer to Tables 3-1 and 3-2 for the LOS definitions = Phase
BOLD ICU/LOS indicates unacceptable service level.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 12 4.0 TRAFFIC FORECASTING METHODOLOGY
In order to estimate the traffic characteristics of the proposed Project, a multi-step process has been utilized. The first step is traffic generation, which estimates the total arriving and departing traffic on a peak hour and daily basis. The traffic generation potential is forecast by applying the appropriate vehicle trip generation equations and/or rates to the Project development tabulation.
The second step of the forecasting process is traffic distribution, which identifies the origins and destinations of inbound and outbound Project traffic. These origins and destinations are typically based on demographics and existing/expected future travel patterns in the study area.
The third step is traffic assignment, which involves the allocation of Project traffic to study area streets and intersections. Traffic assignment is typically based on minimization of travel time, which may or may not involve the shortest route, depending on prevailing operating conditions and travel speeds. Traffic distribution patterns are indicated by general percentage orientation, while traffic assignment allocates specific volume forecasts to individual roadway segments and intersection turning movements throughout the study area.
With the forecasting process complete and project traffic assignments developed, the effect of project-related traffic is isolated by comparing operational (LOS) conditions at the selected key intersection using expected future traffic volumes with and without forecast project traffic. If necessary, the need for site-specific and/or cumulative local area traffic improvements can then be evaluated.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 13 5.0 PROJECT TRAFFIC CHARACTERISTICS
5.1 Project Traffic Generation
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation factors and equations used in this analysis are based on information found in the 11th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington, D.C., 2021].
Table 5-1 summarizes the trip generation rates used in forecasting the vehicular trips generated by the proposed Project and presents the forecast daily and peak hour project traffic volumes for a “typical” weekday. Given the description of the proposed Project, as shown in the upper portion of Table 5-1, the trip generation potential was estimated using ITE Land Use 934: Fast Food Restaurant with Drive Through Window trip rates.
Please note that to provide a conservative traffic assessment the aforementioned project trip generation only includes adjustment for pass-by trips per the 11th Edition of Trip Generation, published by ITE (2021) to account for trips that are already in the everyday traffic stream on the adjoining streets; no adjustment for internal capture was taken to account for the interaction of the Project’s trips with the existing retail center.
As shown in Table 5-1, the proposed Project is forecast to generate approximately 1,295 daily trips, with 82 trips (42 inbound, 40 outbound) produced in the AM peak hour and 61 (31 inbound, 30 outbound) produced in the PM peak hour on a “typical” weekday.
It is noted that based on common traffic engineering practices, the traffic generated by an existing land use (i.e. former Union Bank) represents a “trip budget” for the Project site, against which the impact of the proposed Project might be compared. However, the current bank is now vacant and per the City’s guidelines, “when estimating the Project’s net new trips, any claim for trip credits for an existing or prior use generally requires that the use must have been active at the time the base year traffic counts were collected.”
5.2 Project Traffic Distribution and Assignment
Project traffic volumes both entering and exiting the project site have been distributed and assigned to the adjacent street system based on the following considerations:
location of site access points in relation to the surrounding street system, the site’s proximity to major traffic carriers and regional access routes, physical characteristics of the circulation system such as lane channelization and presence of traffic signals that affect travel patterns, and
ingress/egress availability at the project site and in consideration of existing site driveway location along Ball Road, Bloomfield Street and Via Largo.
Figure 5-1 illustrates the general, directional traffic distribution pattern for the proposed Project.
Figure 5-2 presents the pass-by trip distribution for Project Driveways A, B and C. The anticipated LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 14 AM and PM peak hour traffic volumes associated with the proposed Project are presented in Figures 5-3 and 5-4, respectively. The traffic volume assignments presented in Figures 5-3 and 5-4 reflect the traffic distribution characteristics shown in Figures 5-1 and 5-2 and the traffic generation forecast of the proposed Project presented in Table 5-1.
5.3 Existing Plus Project Traffic Conditions
The Existing Plus Project traffic conditions have been generated based upon existing conditions and the estimated project traffic. These forecast traffic conditions have been prepared to assess the potential effects of the Project upon the circulation system as it currently exists per the requirements of the City. This traffic volume scenario and the related intersection capacity analyses will identify the roadway improvements necessary to offset the Project, if any.
Figures 5-5 and 5-6 present projected AM and PM peak hour traffic volumes at the three (3) key study intersections and Project driveways with the addition of the trips generated by the proposed Project to existing traffic volumes, respectively.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 15 TABLE 5-1
PROJECT TRIP GENERATION RATES AND FORECAST3
Description
Daily
2-Way
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Trip Generation Rates:
ITE 934: Fast Food Restaurant with Drive
Through Window (TE/1000 SF) 467.48 51% 49% 44.61 52% 48% 33.03 Proposed Land Use Trip Generation:
Fast Food Restaurant with Drive Through
(3,694 SF)
1,727 84 81 165 63 59 122
Pass-by (Daily: 25%, AM: 50%, PM: 50%)4 -432 -42 -41 -83 -32 -29 -61 Project Trip Generation Forecast: 1,295 42 40 82 31 30 61 Notes:
TE/1000 SF = Trip End per 1,000 Square Feet of Gross Floor Area 3 Source: Trip Generation, 11th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2021). 4 Source: ITE Trip Generation, 11th Edition. Pass-by reductions for the Fast-Food Restaurant with Drive-Through Window consist of the following: 25% daily (estimated), 50% AM and 50% PM (it is noted that the City of Cypress caps pass-by percentages to no more than 50%).
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 16 6.0 FUTURE TRAFFIC CONDITIONS
6.1 Ambient Traffic Growth
Horizon year, background traffic growth estimates have been calculated using an ambient growth factor. The ambient traffic growth factor is intended to include unknown and future cumulative projects in the study area, as well as account for regular growth in traffic volumes due to the development of projects outside the study area. The future growth in traffic volumes has been calculated at two percent (2.0%) per year. Applied to the Year 2024 existing traffic volumes, this factor results in a 4.0% growth in existing volumes to the near-term horizon year 2026.
6.2 Related Projects Traffic Characteristics
In order to make a realistic estimate of future on-street conditions prior to implementation of the proposed Project, the status of other known development projects (related projects) in the vicinity of the proposed Project has been researched at the Cities of Cypress, Los Alamitos, Lakewood, and Hawaiian Gardens. With this information, the potential circulation effects of the proposed Project can be evaluated within the context of the cumulative effects of all ongoing development.
Based on our research, there are seven (7) cumulative projects in the City of Cypress, two (2) cumulative projects in the City of Los Alamitos, one (1) cumulative project in the City of Lakewood, and one (1) cumulative project in the City of Hawaiian Gardens within the vicinity of the subject site that have either been built, but not yet fully occupied, or are being processed for approval. These eleven (11) related projects have been included as part of the cumulative background setting. It should be noted that the former Rite Aid Pharmacy in Cypress Center West as well as other smaller vacancies were included in the background traffic to account for lost trips.
Table 6-1 provides the location and a brief description for each of the eleven (11) cumulative projects. Figure 6-1 graphically illustrates the location of the cumulative projects. These related projects are expected to generate vehicular traffic, which may affect the operating conditions of the key study intersections.
Table 6-2 summarizes the trip generation potential for all eleven (11) cumulative projects. As shown, the cumulative projects are forecast to generate a total of 4,876 daily trips, with 882 trips (522 inbound and 360 outbound) forecast during the AM peak hour and 473 trips (162 inbound and 311 outbound) forecast during the PM peak hour.
The anticipated AM and PM peak hour cumulative projects traffic volumes at the key study intersections are presented in Figure 6-2 and 6-3, respectively.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 17 6.3 Year 2026 Traffic Volumes
Figures 6-4 and 6-5 present the Year 2026 AM and PM peak hour cumulative traffic volumes at the three (3) key study intersections, respectively. It should be noted that the Year 2026 Cumulative traffic volumes include ambient traffic growth as well as the traffic from the eleven (11) cumulative projects.
Figures 6-6 and 6-7 illustrate the Year 2026 forecast AM and PM peak hour traffic volumes with the inclusion of the trips generated by the proposed Project, respectively.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 18 TABLE 6-1
LOCATION AND DESCRIPTION OF CUMULATIVE PROJECTS5
No. Cumulative Project Location/Address Description
City of Cypress
1. Ralphs Expansion
(Former Rite Aid at Cypress Center)
4037 Ball Road Grocery Store 10,065 SF
2. Health Club/Fitness
(Vacancy at Cypress Center) 4107 Ball Road Personal Service/Fitness 1,827 SF
3. El Zarape Mexican Restaurant
(Vacancy at Cypress Center)
4197 Ball Road Fine and Casual Dining 1,400 SF
4. Vacant Retail/Proposed Food Use
(Vacancy at Cypress Center) 4143 Ball Road Fine and Casual Dining 3,694 SF
5. 5665 Plaza Drive – Warehouse Project 5665 Plaza Drive Light industrial building 191,394 SF
6. Proposed Sycamore Creek Charter
School 4321 Cerritos Avenue Charter School 720 students
7. Citrus Square Senior Community NEC of Moody Street at Orange Avenue Senior Housing 98 DU
City of Los Alamitos
8. Katella Medical Office Building Katella Avenue at Saratoga Drive Medical Office 5,200 SF
9. Kyle Medical Office Building 10852 Kyle Street Medical Office 22,058 SF City of Lakewood
10. Case No.9246 20723 Elaine Avenue Multi-Family Residential 8 DU City of Hawaiian Gardens
11. 18-unit Condominiums 21821 Hawaiian Avenue Condos 18 DU Notes:
SF = Square-feet
DU = Dwelling units
5 Source: City of Cypress, City of Los Alamitos, City of Lakewood, and City of Hawaiian Gardens Planning Departments.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 19 TABLE 6-2
CUMULATIVE PROJECTS TRAFFIC GENERATION FORECAST6
Cumulative Project Description
Daily
2-Way
AM Peak Hour PM Peak Hour
In Out Total In Out Total
1. Ralphs Expansion
(Former Rite Aid at Cypress Center) 850 15 11 26 34 34 68
2. Health Club/Fitness
(Vacancy at Cypress Center) 63 1 1 2 3 3 6
3. El Zarape Mexican Restaurant
(Vacancy at Cypress Center) 122 1 1 2 6 4 10
4. Vacant Retail/ Proposed Food Use
(Vacancy at Cypress Center) 323 3 1 4 14 12 26
5. 5665 Plaza Drive-Warehouse Project 932 125 17 142 17 107 124
6. Proposed Sycamore Creek Charter School 1,066 305 293 598 33 61 94
7. Citrus Square Senior Community 318 7 13 20 14 11 25
8. Katella Medical Office Building 187 13 3 16 6 14 20
9. Kyle Medical Office Building 840 49 13 62 26 61 87
10. Case No.9246 54 1 2 3 3 1 4
11. 18-unit Condominiums 121 2 5 7 6 3 9
Cumulative Projects
Total Trip Generation Potential
4,876 522 360 882 162 311 473
6 Unless otherwise noted, Source: Trip Generation, 11th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2021).
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 20 7.0 TRAFFIC CIRCULATION ANALYSIS METHODOLOGY
The potential circulation effects of the added peak hour project traffic volumes generated by the Project have been evaluated based on the analysis of existing operating conditions at three (3) key study intersections. Operating conditions at the key study intersections were evaluated during the AM and PM peak hours for existing and future traffic conditions without, then with the proposed Project.
The previously discussed capacity analysis procedures were utilized to investigate the service level characteristics at each study intersection. The significance of the potential circulation effects of the project at each key intersection was then evaluated using the LOS standards and criteria defined in this report.
7.1 Level of Service Criteria and Thresholds
7.1.1 City of Cypress
According to the City of Cypress level of service criteria and thresholds of deficiency, improvements to local and regional transportation systems are needed if:
For signalized intersections an impact is considered to be significant if the project related increase in the delay equals or exceeds the threshold shown below:
With Project Level of
Service (LOS)
Project-Related Increase in Delay
(seconds)
C 6 seconds
D 4 seconds
E/F 2 seconds
For unsignalized intersections, an impact is considered to be significant if the project worsens the level of service from LOS D to E or F or causes the delay equal to or more than three (3.0) seconds that operates at LOS E or F with the Project.
It should be noted that the City of Los Alamitos guidelines are consistent with the City of Cypress guidelines which require the use of HCM methodology therefore, the City of Cypress guidelines have been applied to all study intersections.
7.2 Traffic Analysis Scenarios
Per the requirements of the City of Cypress, the following scenarios are those for which volume/capacity calculations have been performed at the three (3) key study intersections for existing plus project and near-term (Year 2026) traffic conditions:
A. Existing Traffic Conditions;
B. Existing Plus Project Traffic Conditions;
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 21 C. Scenario B with recommended improvements, if necessary; D. Near-Term (Year 2026) Background Traffic Conditions (Existing plus Ambient Growth plus Related Projects);
E. Near-Term (Year 2026) Background Plus Project Traffic Conditions; F. Scenario E with recommended improvements, if necessary.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 22 8.0 PEAK HOUR INTERSECTION CAPACITY ANALYSIS
8.1 Existing Plus Project Analysis
Table 8-1 summarizes the peak hour level of service results at the three (3) key study intersections for the Year 2026 horizon year. The first column (1) of HCM/LOS values in Table 8-1 presents a summary of existing AM and PM peak hour traffic conditions (which were also presented in Table 3-3). The second column (2) lists Existing Plus Project traffic conditions. The third column (3) shows the increase in HCM value due to the added peak hour project trips and indicates whether the traffic associated with the Project will exceed the LOS standards and criteria defined in this report.
The fourth column (4) presents the resultant level of service with the inclusion of recommended traffic improvements, where needed, to achieve an acceptable level of service.
8.1.1 Existing Plus Project Traffic Conditions
Review of columns (2) and (3) of Table 8-1 indicates that the three (3) key study intersections are forecast to continue operating at an acceptable level of service during the AM and PM peak hours under Existing traffic conditions with the addition of project traffic. As such, improvements at the study intersections are not required.
Appendix C presents the presents the HCM/LOS calculation worksheets for the three (3) key study intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 23 TABLE 8-1
EXISTING PLUS PROJECT PEAK HOUR INTERSECTION CAPACITY ANALYSIS Key Intersections
Time
Period
(1)
Existing
Traffic Conditions
(2)
Existing Plus Project
Traffic Conditions
(3)
Exceed LOS Criteria
(4)
Existing Plus Project
Traffic Conditions
with Improvements
HCM (s/v) LOS HCM (s/v) LOS Increase Yes/No HCM (s/v) LOS
1. Bloomfield Street at AM 29.8 C 30.0 C 0.2 No -- --
Ball Road PM 27.6 C 27.6 C 0.0 No -- --
2. Via Largo at AM 6.2 A 7.1 A 0.9 No -- --
Ball Road PM 5.9 A 6.6 A 0.7 No -- --
3. Denni Street at AM 29.4 C 29.6 C 0.2 No -- --
Ball Road PM 30.5 C 30.6 C 0.1 No -- --
Notes:
s/v = seconds per vehicle (delay)
BOLD ICU/HCM/LOS indicates unacceptable service level.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4779-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 24 8.2 Year 2026 Cumulative Traffic Analysis
Table 8-2 summarizes the peak hour level of service results at the three (3) key study intersections for the Year 2026 horizon year. The first column (1) of HCM/LOS values in Table 8-2 presents a summary of existing AM and PM peak hour traffic conditions (which were also presented in Tables 3-3 and 8-1). The second column (2) lists forecast 2026 cumulative conditions (existing traffic plus ambient growth traffic plus cumulative project traffic) based on existing intersection geometry, but without any traffic generated from the proposed Project. The third column (3) presents future forecast traffic conditions with the addition of traffic generated by the proposed Project. The fourth column (4) shows the increase in HCM value due to the added peak hour project trips and indicates whether the traffic associated with the Project will exceed the LOS standards and criteria defined in this report. The fifth column (5) presents the resultant level of service with the inclusion of recommended traffic improvements, where needed, to achieve an acceptable level of service.
8.2.1 Year 2026 Cumulative Traffic Conditions
Review of column (2) of Table 8-2 indicates that the three (3) key study intersections are forecast to operate at an acceptable level of service during the AM and PM peak hours under Year 2026 Cumulative traffic conditions.
8.2.2 Year 2026 Cumulative Plus Project Traffic Conditions Review of columns (3) and (4) of Table 8-2 indicates that the three (3) key study intersections are forecast to continue operating at an acceptable level of service during the AM and PM peak hours under Year 2026 Cumulative traffic conditions with the addition of project traffic. As such, improvements at the study intersections are not required.
Appendix C presents the presents the HCM/LOS calculation worksheets for the three (3) key study intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4779-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 25 TABLE 8-2
YEAR 2026 CUMULATIVE PEAK HOUR INTERSECTION CAPACITY ANALYSIS Key Intersections
Time
Period
(1)
Existing
Traffic Conditions
(2)
Year 2026
Cumulative Traffic
Conditions
(3)
Year 2026 Cumulative
Plus Project
Traffic Conditions
(4)
Exceed LOS Criteria
(5)
Year 2026 Cumulative
Plus Project
Traffic Conditions
with Improvements
HCM (s/v) LOS HCM (s/v) LOS HCM (s/v) LOS Increase Yes/No ICU/HCM LOS
1. Bloomfield Street at AM 29.8 C 30.6 C 30.8 C 0.2 No -- -- Ball Road PM 27.6 C 28.1 C 28.1 C 0.0 No -- --
2. Via Largo at AM 6.2 A 6.3 A 7.3 A 1.0 No -- --
Ball Road PM 5.9 A 6.2 A 6.8 A 0.6 No -- --
3. Denni Street at AM 29.4 C 30.4 C 30.6 C 0.2 No -- -- Ball Road PM 30.5 C 31.0 C 31.1 C 0.1 No -- --
Notes:
s/v = seconds per vehicle (delay)
BOLD ICU/HCM/LOS indicates unacceptable service level.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 26 9.0 SITE ACCESS AND INTERNAL CIRCULATION EVALUATION
9.1 Site Access
Access to the Project is now provided via two (2) full access driveways and three (3) right-turn in/out only driveways located on Ball Road, two (2) full access driveways on Bloomfield Street and two (2) full access driveways on Via Largo. It should be noted that the project will not alter any of the existing driveways. In addition, to provide a conservative assessment the project distribution have been focused to the two driveways along Ball Road that are closest to the proposed McDonald’s building and the driveway along Via Largo.
The proposed drive-through lane will provide storage for 18 vehicles. The drive-through has two pick-up windows and a by-pass lane to accelerate food pick-up.
Table 9-1 summarizes the intersection operations at the proposed project driveways under near-term (Year 2026) cumulative traffic conditions at completion and full occupancy of the proposed Project.
As shown, the project driveways are forecast to operate at LOS D or better during the AM peak hour and PM peak hour.
Appendix D presents the Year 2026 Cumulative Plus Project level of service calculation worksheets for the three (3) proposed Project driveways.
9.2 Project Driveway Queueing Analysis
A queuing evaluation was prepared for Project Driveway A to determine internal stacking as a result of proximity to the proposed McDonald’s drive-through. The queuing assessment was conducted utilizing the 95th percentile delay methodology. The 95th percentile queue represents the back of vehicle queue with 95th percentile traffic volumes. For unsignalized locations, the 95th percentile queue length (feet) in the peak hour was also used to determine the required storage length.
Table 9-2 summarizes the queueing results at Project Driveway A for Year 2026 Cumulative Plus Project. Review of Table 9-2 indicates that the proposed storage is adequate to accommodate the anticipated queues. Appendix D contains the queueing worksheets for Project Driveway A.
9.3 Internal Circulation Evaluation
Project Driveway A at Ball Road, Via Largo at Project Driveway B, and Project Driveway C at Ball Road will provide access to the subject property for various types of trucks and passenger vehicles.
On-site circulation was evaluated for a trash truck which was performed using the Turning Vehicle Templates, developed by Jack E. Leisch & Associates and AutoTURN for AutoCAD computer software that simulates turning maneuvers for various types of vehicles.
Figure 9-1 illustrates the turning movements required of a trash truck as it accesses and circulates through the site. Review of Figure 9-1 shows that access to and from the site for a trash truck via Ball Road is adequate.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 27 Figure 9-2 and Figure 9-3 illustrate the turning movements required of a large delivery (WB-50) truck as it accesses and circulates through the site both in a counterclockwise and clockwise direction to serve the proposed McDonald’s. Review of both these figures show that access for a large delivery truck to and from the site via Via Largo and Ball Road is adequate.
9.4 Drive-Through Pick-Up Lane Queuing and Operation Evaluation To confirm the adequacy of storage provided for the proposed Project’s drive-through, which consists of storage for up to 18 vehicles, the operational characteristics of the proposed Project and the drive-through lane configuration were evaluated. Based on information provided by McDonald’s, between 70 and 80 vehicles are expected to utilize the drive-through during the peak hour, with an average time from placing an order to receiving your food at a McDonald's drive-thru particularly at locations equipped with dual order lanes and two pickup windows amounting to upwards of approximately 6 minutes and 30 seconds (390 seconds). This duration encompasses the entire process, from order placement to food delivery. Based on this information, the vehicular queue for the Project would amount to 8 to 9 vehicles on average in the drive-thru queue during peak times when 80 orders are processed per hour. The following information was used in these calculations:
Assumptions:
Average service time per vehicle = 6 minutes 30 seconds (≈ 390 seconds) Drive-thru operates continuously and efficiently (no major delays between vehicles) Up to 80 orders over a 1-hour peak period (60 minutes / 3600 seconds) Step 1: Orders per second
80 orders / 3600 seconds = 0.0222 orders per second
Step 2: Vehicle arrival rate (one every ~ 45.05 seconds) 1 / 0.0222 ≈ 45 seconds per vehicle
Step 3: Number of vehicles present at any time
If a car takes 390 seconds to go through the drive-thru and a new car enters every 45 seconds:
390 / 45 ≈ 8.67 vehicles
To provide a conservative assessment, and while maintaining all other parameters, it was assumed that the vehicle arrival rate during the peak 30-minute period of the peak hour was 25 seconds per vehicle. Under this conservative analysis, the drive-thru queue would amount to 15 and 16 vehicles.
Step 1: No change in assumptions
Step 2: Conservatively assumed a vehicle arrival rate of one vehicle every 25 seconds.
Step 3: Number of vehicles present at any time
If a car takes 390 seconds to go through the drive-thru and a new car enters every 25 seconds:
390 / 25 ≈ 15.6 vehicles
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 28 As a result, given that the proposed Project drive-through storage can accommodate up to 18 vehicles, and the peak queue for this proposed Project is anticipated to conservatively range to be 15 and 16 vehicles, the proposed Project’ drive-through layout is more than adequate and would not impede internal traffic flow, especially along the drive aisle that provides direct access to Ball Road.
9.5 Drive-Thru Queuing Management Plan
Even though the drive-through queuing analysis demonstrates that the proposed drive-through lane will accommodate all potential queues, McDonald’s staff will implement the following program, on an as-needed basis during their peak operating times, to further ensure that vehicles will not queue back into the drive-aisles or impact traffic flow onto the public streets (i.e. Ball Road). The program consists of the following as provided by McDonald’s management staff with similar drive-through lane configurations:
Employees will instruct vehicles to proceed to the second drive through pick up window by using the bypass lane, and
If necessary, employees will instruct a customer to park in proposed dedicated parking stalls to wait until their order is filled, and walk their order over.
Figure 9-4 illustrates the drive-thru queuing management plan which displays the expected reserved drive-thru parking spaces as well as the travel path for users of the drive-thru by-pass lane.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 29 TABLE 9-1
PROJECT DRIVEWAY PEAK HOUR LEVELS OF SERVICE SUMMARY
Project Driveway
Time
Period
Intersection
Control
(1)
Year 2026
Cumulative Plus Project
Traffic Conditions
HCM LOS
A.
Project Driveway A at AM One–Way 18.4 s/v C
Ball Road7 PM Stop 18.5 s/v C
B.
Via Largo at AM One–Way 9.2 s/v A
Project Driveway B PM Stop 9.2 s/v A
C.
Project Driveway C at AM One–Way 13.2 s/v B
Ball Road PM Stop 12.2 s/v B
Notes:
s/v = seconds per vehicle (delay)
BOLD HCM/LOS indicates unacceptable service level.
7 Based on the design of the median at this intersection, one car storage has been assumed for the southbound left-turn volumes.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 30 TABLE 9-2
PROJECT DRIVEWAY PEAK HOUR QUEUING ANALYSIS8
(2)
Year 2026 Cumulative Plus Project
Traffic Conditions
Key Intersections
AM Peak Hour PM Peak Hour
Storage
Provided
(feet)
95th Percentile
Queue/Min.
Storage
Required
(feet)
Adequate
Storage
(Yes/No)
95th Percentile
Queue/Min.
Storage
Required
(feet)
Adequate
Storage
(Yes/No)
A. Project Driveway A at
Ball Road
Southbound Shared Left/Right-Turn 25 25 Yes 25 Yes
B. Via Largo at
Driveway B
Eastbound Shared Left/Right-Turn 1059 25 Yes 25 Yes
C. Driveway C at
Ball Road
Southbound Shared Right-Turn 309 25 Yes 25 Yes
8 Queues are based on HCM 95th Percentile methodology.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 31 10.0 RECOMMENDED INTERSECTION IMPROVEMENTS
For those intersections, if any, where projected traffic volumes are expected to result in unacceptable operating conditions, this report recommends (identifies) improvement measures that change the intersection geometry to increase capacity.
10.1 Existing Plus Project Recommended Improvements
The results of the intersection capacity analysis presented previously in Table 8-1 conclude that the proposed Project will not require intersection improvements at any of the three (3) study intersections.
10.2 Year 2026 Cumulative Plus Project Recommended Improvements The results of the intersection capacity analysis presented previously in Table 8-2 conclude that the proposed Project will not require intersection improvements at any of the three (3) study intersections.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 32 11.0 SUMMARY OF FINDINGS AND CONCLUSION
Project Description – Cypress Center West is an existing shopping center located north of Ball Road, east of Bloomfield Street, and west of Via Largo, and addressed at 4005 – 4197 Ball Road in the City of Cypress, California. The proposed Project includes the development of a 3,694 SF fast-food restaurant with drive-through to be occupied by McDonald’s in place of the formerly occupied Union Bank. The proposed drive-through lane, with a queue storage of 18 vehicles, will result in a net loss of 16 spaces. Access to Cypress Center West is now provided via two (2) full access driveways and three (3) right-turn in/out only driveways located on Ball Road, two (2) full access driveways on Bloomfield Street and two (2) full access driveways on Via Largo.
No change in access is anticipated with the development of the proposed Project. Study Scope – The three (3) key study intersections listed below were selected for detailed peak hour level of service analyses under Existing, and Year 2026 Cumulative Traffic Conditions.
Key Study Intersections
1. Bloomfield Street at Ball Road (Los Alamitos/Cypress)
2. Via Largo at Ball Road (Cypress)
3. Denni Street at Ball Road (Cypress)
The analysis is focused on assessing potential traffic impacts during the morning and evening commute peak hours (between 7:00-9:00 AM and 4:00-6:00 PM) on a typical weekday. Existing Traffic Conditions – All three (3) key study intersections currently operate at LOS C or better during the AM and PM peak hours.
Project Trip Generation – The proposed Project is forecast to generate 1,295 daily trips, with 82 trips (42 inbound, 40 outbound) produced in the AM peak hour and 61 (31 inbound, 30 outbound) produced in the PM peak hour on a “typical” weekday.
Cumulative Projects Traffic Characteristics – The eleven (11) cumulative projects. As shown, the cumulative projects are forecast to generate a total of 4,876 daily trips, with 882 trips (522 inbound and 360 outbound) forecast during the AM peak hour and 473 trips (162 inbound and 311 outbound) forecast during the PM peak hour.
Existing Plus Project Traffic Conditions – All three (3) key study intersections are forecast to operate at acceptable LOS in both the AM and PM peak hours with the addition of the proposed Project. As such, improvements at the study intersections are not required. Year 2026 Cumulative Plus Project Traffic Conditions – All three (3) key study intersections are forecast to operate at acceptable LOS in both the AM and PM peak hours with the addition of the proposed Project. As such, improvements at the study intersections are not required.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-24-4869-1 McDonald’s Drive-Through at Cypress Center West, Cypress N:\4800\2244869 - McDonald's DT at Cypress Center West Traffic & Parking, Cypress\Report\4869 McDonald's Drive-Through Cypress Center West Traffic Study 4-21-2025.doc 33 Site Access LOS and Queueing Analysis – All three (3) Project driveway study locations are forecast to operate at LOS D or better during the AM and PM peak hours for near-term (Year 2026) cumulative traffic conditions.
Additionally, the existing storage for Project Driveway A is adequate to accommodate the anticipated queues at this site driveway.
Recommended Intersection Improvements –The results of the intersection capacity analysis of the three (3) study intersections concludes that the proposed Project will not require intersection improvements at any of the locations.
VICINITY MAP
N Conditional Use Permit No. 2025-01
Project Site
4125 Ball Road
PL-5 Rev. 9/07
NOTICE OF EXEMPTION
TO: Office of Planning and Research FROM: City of Cypress 1400 Tenth Street, Room 121 5275 Orange Avenue
Sacramento, CA 95814 Cypress, CA 90630
X County Clerk-Recorder
Public Services Division
P.O. Box 238
Santa Ana, CA 92702
Project Title
Conditional Use Permit No. 2025-01
Project Location - Specific
4125 Ball Road
Project Location - City
Cypress
Project Location - County
Orange
Description of Nature, Purpose, and Beneficiaries of Project Construction of a new 3,694 square foot fast-food restaurant and drive thru, owned by ROIC Cypress West, LLC
Name of Public Agency Approving Project
City of Cypress
Name of Person or Agency Carrying Out Project (Applicant’s Name and Address) Mr. Scott Wilkeson, 110 N. Carpenter, Chicago IL 60607
Exempt Status: (Check One)
Ministerial (Sec. 21080(b)(1);15268);
Declared Emergency (Sec. 21080(b)(3);15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
X Categorical Exemption, Classes 32. (Sec. 15332)
Reasons why project is exempt:
The project consists of the construction of a commercial building and use which is characterized as infill development meeting the conditions in the CEQA Guidelines, Section 15332, a-d.
Lead Agency Contact Person
Kori Sanders, Associate Planner
Area Code
(714)
Telephone Number
229-6724
If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a notice of exemption been filed by the public agency approving the project? Yes X No ______
Date Received for Filing at OPR Signature
Planner Director
Title
Signed by Lead Agency
Signed by Applicant
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 13.
FROM: Nick Mangkalakiri, Director of Public Works
DATE: 07/14/2025
SUBJECT: Approve the Scope of Work for a Performance Review of the Solid Waste Franchise
RECOMMENDATION
Approve the scope of work for a performance review of the Solid Waste Franchise.
DISCUSSION
Following a public, competitive bidding process, the City entered into a 10-year Solid Waste Franchise (Agreement) with Valley Vista Services (VVS) in 2014 to provide collection, transportation, recycling, organics diversion, and disposal services to residential, commercial, and multi-family sectors. In 2017, the City Council exercised an option to extend the Agreement by two years to June 30, 2027. In 2021, to comply with new, unfunded State mandates, the City Council was required to direct VVS to implement organics recycling programs and extended the Agreement's term to 2037 to amortize the start-up cost of the new programs. This action is often mischaracterized as the City having awarded a "no-bid" franchise agreement/extension to VVS, when this approach to expanding the services is part of the original, competitively bid Agreement. The Agreement and all its amendments are available on the City's website
at https://www.cypressca.org/departments/public-works/trash-recycling. 2025 is roughly halfway through the Agreement term and the City Council's Strategic Plan includes an objective for the Public Works Director to recommend a scope of work for a comprehensive, third-party review of the Agreement. Analysis of solid waste franchise reviews by other agencies found that most examine commercial operations and recycling diversion. Reviews with broader scopes generally examined some combination of:
Customer service (complaints, service requests, and response times) Finances (franchise payments and billing accuracy)*
Regulatory compliance/reporting (recycling diversion compliance and education programs)
Hauler operations (verifying routes, vehicle condition/maintenance, and bins/containers) *Many municipal waste haulers, including VVS, are private companies and do not publicly report financial data. As a result, solid waste franchise audits/reviews are limited to verifying that the public agency/franchisee has received full payment and that customer billing is accurate. Privately owned waste haulers may not prepare audited financial reports and other financial information may be proprietary.
The recommended scope of work includes:
1. City compliance with the Agreement
2. VVS compliance with the Agreement
3. Evaluating financial reporting and payments
4. Assessing service compliance with diversion and recycling targets Ensuring adherence to California regulatory requirements, including SB 1383 (organics recycling)
5. Identifying potential areas for City operational, financial, and environmental improvements
6. It is common for the final scope of work recommended to the City Council as part of the consultant's agreement to evolve based on recommendations from the industry-expert firms responding to the City's solicitation.
While not required by the Agreement, VVS has offered to reimburse the City for 50 percent of the cost of the performance review based on the recommended scope of work.
If the City Council approves the recommended scope of work, a Request for Qualifications will be issued in July/August with the expectation that a firm to conduct the performance review will be recommended to the City Council in September. It is anticipated the performance review will be complete in the first quater of 2026.
BUDGET IMPACT
None. If the project proceeds, the performance review contract and a reimbursement agreement with VVS will be presented to the City Council for consideration in September.
LEGAL REVIEW
None.
APPROVED BY: Peter Grant, City Manager
Attachments
Scope of Work
Scope of Work: Waste Hauler Franchise Performance Review
1. Background
The City of Cypress, California, entered into a franchise agreement with Valley Vista Services in 2014 to provide collection, transportation, recycling, organics diversion, and disposal services to residential, commercial, and multi-family sectors. This agreement was amended to extend its expiration to 2027, and later to 2037. Approximately halfway through the term, the City seeks to conduct a comprehensive review of the franchise agreement.
To ensure compliance with the franchise agreements and applicable local and state regulations - such as SB 1383, AB 341, and AB 1826 - the City seeks to retain a qualified and experienced consultant to perform independent performance and compliance reviews.
This Request for Qualifications (RFQ) invites firms to submit statements of qualifications to provide Waste Franchise Review services.
2. Objectives
• Certify compliance with the franchise agreement.
• Evaluate financial reporting and payments (e.g., franchise fees, AB 939 fees). • Assess service compliance with diversion and recycling targets. • Ensure adherence to California regulatory requirements, including SB 1383. • Identify potential areas for operational, financial, and environmental improvement.
3. Scope of Services
The selected firm will be responsible for the following tasks:
A. Franchise Agreement Compliance Review
• Develop a checklist to document major service and financial requirements. • Review of each of the major service and financial requirements and assess compliance with documented obligations and the supporting basis for the assessment. • Review performance against service level requirements (e.g., collection frequency, missed pickups, container maintenance).
• Review adherence to contamination monitoring, route reviews, and SB 1383 recordkeeping.
B. Financial Review
• Review financial reports, including gross receipts and calculations of franchise and regulatory fees.
• Evaluate the methodology and accuracy of fee remittances and billings (e.g., franchise fees, AB 939 fees, SB 1383 cost recovery).
• Review supporting documentation, such as invoices, tonnage reports, and disposal/recycling receipts.
• Review financial records for calendar year 2022, 2023 and 2024.
C. Tonnage and Diversion Verification
• Analyze tonnage reports for compliance with AB 939 and SB1383. • Confirm diversion rates and review the classification of materials (e.g., organics, recyclables, landfill).
• Evaluate compliance with organics diversion (SB 1383) and commercial recycling (AB 341, AB 1826) requirements.
D. Operational Review
• Evaluate the adequacy and effectiveness of the hauler’s customer service protocols. • Identify areas for City operational efficiencies.
E. Reporting and Recommendations
• Prepare a report summarizing findings, compliance status, and recommendations. • Present findings to the City and hauler and potentially at a City Council meeting.
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 14.
FROM: David Burke, Mayor
DATE: 07/14/2025
SUBJECT: Discuss Promoting Volunteer Opportunities in Cypress
RECOMMENDATION
Discuss promoting volunteer opportunities in Cypress.
DISCUSSION
At the June 23 City Council meeting, Mayor Bruke requested the City Council discuss promoting volunteer opportunities in Cypress.
BUDGET IMPACT
None.
LEGAL REVIEW
Not applicable.
APPROVED BY: Peter Grant, City Manager
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 15.
FROM: David Burke, Mayor
DATE: 07/14/2025
SUBJECT: Discuss Oral Communications During City Council Meetings
RECOMMENDATION
Discuss Oral Communications during City Council meetings.
DISCUSSION
At the June 23 City Council meeting, Mayor Burke requested the City Council discuss Oral Communications during City Council meetings. At a previous meeting, Council Member Minikus suggested the City Council include a review of the City Council agenda format as an objective in its Strategic Plan. Materials provided to the City Council at a 2023 workshop on the City Council agenda and a subsequent agenda report that resulted in the current City Council agenda format are attached. Material provided by the Mayor is also attached.
BUDGET IMPACT
None.
LEGAL REVIEW
N/A
APPROVED BY: Peter Grant, City Manager
Attachments
2023 Agenda Report and Materials
Presentation Slide Prepared by Mayor Burke
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular Item # 8.
FROM: Peter Grant, City Manager
DATE: 03/13/2023
SUBJECT: Approve Updates to City Council Meeting Agenda Structure and Discuss Meeting Location and Cablecast/Streaming
RECOMMENDATION
Approve updates to City Council meeting agenda structure.
DISCUSSION
At its February 13 meeting, the City Council held a workshop to review its meeting agenda structure.
The City Clerk led a presentation (attached) of the results of a best practices assessment of the City Council meeting structure and virtual public participation. The attached recommendations are intended to produce an agenda that is easy to read and understand; promotes efficient and effective meetings; encourages public participation; is transparent; and is easy for the Mayor and City Clerk to administer.
All the recommendations are based on a survey of the other 33 cities in Orange County. The survey was conducted before the Governor lifted California's pandemic state of emergency (and related virtual public meeting rules) and it found that only 15 of 34 Orange County cities (44%) allow virtual public participation at city council meetings. The number of cities permitting virtual public participation at city council meetings is anticipated to decrease with the end of the state of emergency. All the workshop recommendations were drawn from other Orange County cities' city council meeting agendas.
Summary of the Workshop Recommendation
The workshop recommendations are attached (along with options that capture City Council input from the workshop). In summary, the recommendations:
Streamline the agenda by moving routine, recurring public participation, invocation and Americans with Disabilities Act (ADA) advisements to the end of the agenda Make the Consent Calendar the first order of business
Add Items Removed From the Consent Calendar to the agenda after New Business Clarify the title of Council Member Reports and Remarks to Council Member Reports from City-Affilitated Boards and Committees, and Remarks
Add Council Member Items for Future Consideration to the agenda after Council Member Reports from City-Affilitated Boards and Committees, and Remarks Establish more focused and orderly Oral Communications/Public Hearings Consent Calendar and Items Removed from the Consent Calendar The Consent Calendar serves to expedite meetings and reserve time for matters that need to be discussed. Items on the Consent Calendar are generally non-controversial and do not require much, if any, discussion. The Consent Calendar allows the City Council to group such items together under a single heading and decide them at one time. The City Council has a procedure for removing an item from the Consent Calendar for separate discussion. This enables the item to be considered and voted upon separately if discussion is needed or if a Council Member needs to disqualify themselves because of a conflict of interest. Adding Items Removed from the Consent Calendar to the agenda makes it easier for the Mayor and City Clerk to track those items during the meeting and provides department directors the opportunity to review the agenda report and prepare a brief presentation/answer questions from the City Council.
Oral Communications
Several adjustments to oral communications are recommended to enhance City Council meeting participation and encourage residents to engage with, rather than "talk at," Council Members.
Currently, each oral communication period operates differently and speakers sometimes express frustration with awkward Brown Act rules that prohibit Council Members from engaging on items that do not appear on the meeting agenda. The recommended oral communications periods have distinct titles: (1) Oral Communications on Closed Session / Workshop Items (limited to 30 minutes and three minutes per speaker); (2) Oral Communications on Agenda Items (three minutes per speaker, no limit on total time); (3) Public Hearings (three minutes per speaker, no limit on total time); and (4) Oral Communications on Items Not on the Agenda (three minutes per speaker, no limit on total time). In-person participation during Oral Communications on Closed Session / Workshop Items is recommended because the City Council does not take action in workshops and (infrequent) action in Closed Session is reported/approved during a General Session. This recommendation also protects the city from user errors/technology failures that have enabled outsiders to eavesdrop during other cities' Closed Sessions. In-person participation during Oral Communications on Items Not on the Agenda is recommended to maintain the meeting's focus on City Council business and to encourage communication with the City Council in a setting when Council Members can engage with residents.
To further this goal, each oral communication period includes the following statement: Members of the public are encouraged to communicate with the City Council via email at [email protected] or by calling 714-229-6699. In-person and virtual participation is recommended for Oral Communications on Agenda Items and Public Hearings. It is also recommended that the public continue to have the option to submit comments via email to [email protected]. Comments submitted by 3:00 p.m. on the day of the meeting are added to the City Council agenda as a Consent Calendar item. During the February 13 workshop, the City Council expressed a preference for in-person and virtual participation during Oral Communications on Items Not on the Agenda. The City Council Workshop Preference is distinguished from the Workshop Recommendation on the attached agenda template and a motion to approve the agenda structure update should indicate if the motion is for the City Council Workshop Preference or the Workshop Recommendation. Statistics from 21 Cypress City Council meetings leading into the pandemic and 26 meetings after the City Council returned to in-person meetings are attached.
Next Steps
Updates to the City Council agenda structure must be reflected in the Municipal Code. If the City Council approves the agenda structure update, changes to the Municipal Code will appear as a Consent Calendar item at an upcoming meeting and the updated agenda structure will be in effect 30 days after the Municipal Code update.
Meeting Location and Cablecast/Streaming
City Council meetings sometimes include a Workshop (many cities refer to this portion of a meeting as a study session), which provides the City Council the opportunity to take a deep dive into an important or complicated issue. The City Council does not take action in Workshops, rather this portion of the meeting is a classroom-style brainstorming session where Council Members and department directors engage in discussions designed to create synergy and stimulate questions and dialogue. To foster this environment, the City Council holds Workshops in conference rooms rather than the Council Chambers, because the Council Chambers was designed to create distance between Council Members and its advisors/the public, and physically places Council Members above everyone else in the room.
Workshops are open to the public and, since the pandemic, may be attended virtually. Workshop audio is synched to any presentations and is available from the City Clerk's office, but is not posted on the website because of technological limitations. Requests for Workshop recordings or presentations are exceedingly rare. While the city does not track such requests, the City Clerk's office cannot recall more than a handful of requests from Council Members and a single resident since 2018.
Past City Councils placed such a high value on the teamwork and collaboration generated by Workshops that the city has a longstanding practice to hold Workshops in a conference room setting and not cablecast/stream them. The only city meeting room with the technology required to cablecast/stream is the Council Chambers and the cost to outfit a city conference room with the appropriate technology is exceedingly high when considering how infrequently the City Council holds Workshops. In 2022, the City Council only held one Workshop that was not part of the Budget development process. The City Council also conducts confidential Closed Sessions in the same room as Workshops and the cablecast/streaming technology would present an information security risk.
If any action arises from Workshop discussion, the item comes before the City Council for consideration in a General Session, which is held in the Council Chambers and cablecast/streamed.
The Budget development process is an excellent example: typically, the City Council is briefed in Workshops that focus on different aspects of the city's financial condition, policies, and the proposed Budget and Capital Improvement Plan. Many of the Workshop sessions are accompanied by New Business items considered in General Session (the Mid-Year Budget and Capital Improvement Plan Updates are recent examples). Budget-related Workshops begin in February and culminate in June when the City Council receives thorough presentations from the Finance Director and Public Works Directors in General Session and considers the annual Budget and Capital Improvement Plan as New Business items.
The city's executive team believes Workshops are of great value to Cypress and that the more causal, back-and-forth exchanges between Council Members and department directors result in better recommendations to the City Council later in General Session. Changing the location of Workshops or cablecasting/streaming them is likely to degrade this powerful teamwork environment.
Accordingly, it is recommended that the City Council maintain its existing approach to Workshops.
One option for the City Council to consider is directing the City Manager to evaluate the technology and cost required to post Workshop audio recordings to the website. However, given the low level of interest in Workshop recordings, the return on this expense is likely to be very low.
BUDGET IMPACT
None.
LEGAL REVIEW
The City Attorney participated in developing the agenda structure update.
APPROVED
BY:
Peter Grant, City Manager
Attachments
Workshop PPT
Meeting Data
Agenda Template
Review of City
Council Meeting
Agenda Structure
Prior Agenda Updates
• 2016 - significant adjustments to implement new agenda management, streaming and video archive system (Agenda
Quick)
• Spring 2020 - significant modifications in response to the pandemic
• Summer 2021 - refined to current version
• Early 2023 – recommendations under review
2 Guiding Principals
• Easy to read and understand
• Promotes efficient and effective meetings
• Encourages public participation
• Transparent
• Easy for Mayor and City Clerk to administer
3 Best Practices Review
• Surveyed agenda from all 34 OC cities
• Every city has a different agenda format!
• Only 15 of 34 cities (44%) permit virtual participation • All recommended changes are drawn from other OC city
agendas
4 5
6 7
Recommendation
• Discuss and provide direction regarding updating the City Council meeting agenda format
Next Steps
• City Council consideration of revised meeting agenda format in General Session on February 27
• New format in place in April (if approved)
Oral Communications Summary
8 Oral Communications Current Recommended Type
Closed Session/Workshop 3 min/speaker 3 min/speaker In-person comments only; Must address agenda item
First Period
Items on the Agenda
30 min. and
3 min/speaker 3 min/speaker
In-person and virtual
comments; Must address
agenda item
Public Hearings 5 min/speaker 3 min/speaker
In-person and virtual
comments; Must address
public hearing item
Second Period
Items Not on the Agenda 5 min/speaker 3 min/speaker In-person comments only; Must address city business
1st OC In Person Virtual
30 Min
Cap? 2nd OC In Person Virtual
Spoke in
Both
Mtg
Length
2/11/2019 0 0 N/A 0 0 N/A 0 00:55
2/25/2019 2 2 N/A 0 0 N/A 0 00:29
3/25/2019 12 12 N/A Yes 1 1 N/A 1 01:57
4/8/2019 1 1 N/A 0 0 N/A 0 00:46
4/22/2019 4 4 N/A 0 0 N/A 0 00:59
5/13/2019 1 1 N/A 0 0 N/A 0 00:59
5/28/2019 2 2 N/A 0 0 N/A 0 00:51
6/10/2019 2 2 N/A 0 0 N/A 0 00:56
6/24/2019 1 1 N/A 0 0 N/A 0 00:45
7/8/2019 3 3 N/A 0 0 N/A 0 02:23
8/26/2019 1 1 N/A 0 0 N/A 0 00:29
9/9/2019 0 0 N/A 0 0 N/A 0 00:40
10/14/2019 1 1 N/A 0 0 N/A 0 00:44
10/28/2019 4 4 N/A 3 3 N/A 2 01:27
11/12/2019 6 6 N/A 0 0 N/A 0 01:32
11/25/2019 0 0 N/A 0 0 N/A 0 01:42
12/9/2019 3 3 N/A 1 1 N/A 0 01:42
1/13/2020 12 12 N/A Yes 6 6 N/A 0 01:31
1/27/2020 4 4 N/A 2 2 N/A 2 01:33
2/10/2020 7 7 N/A 2 2 N/A 1 00:57
2/24/2020 1 1 N/A 0 0 N/A 0 00:59
Average 3.2 0.7 0.3 1:09
1st OC In Person Virtual
30 Min
Cap? 2nd OC In Person Virtual
Spoke in
Both
Mtg
Length
6/28/2021 9 9 0 3 3 0 2 01:13
7/12/2021 5 2 3 1 1 0 0 02:19
8/23/2021 10 10 0 1 1 0 0 01:46
9/13/2021 3 3 0 0 0 0 0 02:02
9/27/2021 2 2 0 0 0 0 0 00:52
10/11/2021 7 2 5 3 1 2 3 01:08
10/25/2021 0 0 0 1 0 1 0 01:22
11/8/2021 2 2 0 0 0 0 0 00:42
11/22/2021 6 3 2 1 0 1 0 01:38
12/13/2021 0 0 0 0 0 0 0 00:37
1/10/2022 8 3 5 4 0 4 4 02:40
1/24/2022 7 3 4 9 8 1 3 03:12
2/14/2022 10 10 0 Yes 5 3 2 0 03:28
2/28/2022 10 9 1 6 5 1 1 03:04
3/14/2022 6 5 1 5 3 2 4 01:29
3/28/2022 12 11 1 Yes 2 0 2 0 01:48
4/11/2022 12 12 0 Yes 9 6 3 0 02:55
4/25/2022 13 12 1 Yes 3 2 1 3 02:28
5/9/2022 12 11 1 Yes 5 3 2 2 02:09
5/23/2022 8 5 3 8 7 1 3 02:02
6/13/2022 11 9 2 Yes 4 2 2 1 03:21
6/27/2022 9 6 3 6 2 4 3 04:05
7/11/2022 19 14 5 Yes 9 2 7 6 04:08
8/22/2022 10 10 0 Yes 16 9 7 5 03:45
9/12/2022 5 4 1 1 1 0 0 02:32
9/26/2022 11 11 0 Yes 9 5 4 1 03:21
Average 8.0 6.5 1.5 4.3 2.5 1.8 1.6 2:18
Over the 26 post-pandemic meetings, 34 people spoke 97
times during the second (final) Oral Communications
period:
• 18 people spoke once
• 16 people spoke multiple times and averaged 4.9
appearances
• The 10 most frequent speakers appeared 63 times
(65% of all speakers)
• The seven most prolific speakers (those who spoke five or more times) averaged 7.3 appearances and
accounted 53% of all speakers
Oral Communications and meeting length significantly
increased beginning in February 2022, which correlates to the California Voting Rights Act community forums. From February to October 2022, General Session First Oral
Communications increased 62%, General Session
Second Oral Communications increased 223%, and
meetings were 1h 42m longer.
DATE | Page 1
AGENDA
REGULAR MEETING
CYPRESS CITY COUNCIL
DATE
TIME - Closed Session / Workshop
TIME - General Session
www.cypressca.org Council Chambers
5275 Orange Avenue
Cypress, California
Interested in speaking to the City Council? Information about participating in the City Council meeting appears at the end of the agenda.
CALL TO ORDER
TIME
Executive Board Room
ROLL CALL
Cypress City Council, also acting as the Ex-Officio Governing Board of Directors of the Cypress Recreation and Park District
ORAL COMMUNICATIONS ON CLOSED SESSION / WORKSHOP ITEMS
(Limited to 30 minutes and three minutes per speaker. The City Council may adjust the time allotted per speaker.)
The public may address the City Council on closed session/workshop items prior to any action taken. Although Council Members may provide brief responses, the City Council may not engage in a discussion with members of the public during the meeting. Please complete a Speaker's Card to address the City Council in-person. Members of the public are encouraged to communicate with the City Council via email at [email protected] or by calling 714-229-6699.
CLOSED SESSION / WORKSHOP
RECONVENE
TIME
Council Chambers
ROLL CALL
Cypress City Council, also acting as the Ex-Officio Governing Board of Directors of the Cypress Recreation and Park District
DATE | Page 2
PLEDGE OF ALLEGIANCE
INVOCATION
REPORT OF CLOSED SESSION / WORKSHOP
City Manager/City Attorney
PRESENTATIONS
ORAL COMMUNICATIONS ON AGENDA ITEMS
(Three minutes per speaker. The City Council may adjust the time allotted per speaker.) The public may address the City Council on agenda items prior to any action taken. Although Council Members may provide brief responses, the City Council may not engage in a discussion with members of the public during the meeting. Please complete a Speaker's Card to address the City Council in-person. P lease follow the instructions at the end of the agenda and wait for the Mayor/City Clerk to call on you to address the City Council virtually. Speakers providing inperson comments will be called first. Members of the public are encouraged to communicate with the City Council via email at [email protected] or by calling 714-229-6699.
CONSENT CALENDAR
All matters listed on the Consent Calendar are approved with one motion unless a Council Member requests further discussion of an item.
PUBLIC HEARINGS
(Three minutes per speaker)
The public may address the City Council on public hearing items prior to any action taken.
Although Council Members may provide brief responses, the City Council may not engage in a discussion with members of the public during the meeting. Please complete a Speaker's Card to address the City Council in-person. P lease follow the instructions at the end of the agenda and wait for the Mayor/City Clerk to call on you to address the City Council virtually. Speakers providing in-person comments will be called first.
NEW BUSINESS
ITEMS REMOVED FROM THE CONSENT CALENDAR
ITEMS FROM COUNCIL MEMBERS
DATE | Page 3
ORAL COMMUNICATIONS ON ITEMS NOT ON THE AGENDA
(Three minutes per speaker. The City Council may adjust the time allotted per speaker.)
WORKSHOP RECOMMENDATION
The public may address the City Council on any item within the subject matter jurisdiction of the City Council. Although Council Members may provide brief responses, the City Council may not discuss nor take action on items that are not on the agenda. Please complete a Speaker's Card to address the City Council in-person. Members of the public are encouraged to communicate with the City Council via email at [email protected] or by calling 714-229-6699.
CITY COUNCIL WORKSHOP PREFERENCE
The public may address the City Council on any item within the subject matter jurisdiction of the City Council. Although Council Members may provide brief responses, the City Council may not discuss nor take action on items that are not on the agenda. Please complete a Speaker's Card to address the City Council in-person. P lease follow the instructions at the end of the agenda and wait for the Mayor/City Clerk to call on you to address the City Council virtually. Speakers providing in-person comments will be called first. Members of the public are encouraged to communicate with the City Council via email at [email protected] or by calling 714-229-6699.
COUNCIL MEMBER REPORTS FROM CITY-AFFILIATED BOARDS AND COMMITTEES,
AND REMARKS
COUNCIL MEMBER ITEMS FOR FUTURE CONSIDERATION
CITY MANAGER REMARKS
ADJOURNMENT
The next meeting will be an adjourned Regular Meeting, to be held on Monday, MONTH DAY, YEAR, beginning at 5:30 P.M. in the Executive Board Room.
I hereby certify, under penalty of perjury under the laws of the State of California that the foregoing Agenda was posted on the City Hall bulletin board and the City’s website not less than 72 hours prior to the meeting. Dated this DAY of MONTH, YEAR.
Alisha Farnell, City Clerk
DATE | Page 4
PUBLIC PARTICIPATION
Members of the public can participate in the City Council meeting in the following ways:
1. Attend In-Person. First-come, first-served seating is available in the Council Chambers.
All attendees must be free of any symptoms associated with contagious illnesses.
2. Attend Virtually via Webinar.
Follow this link: https://attendee.gotowebinar.com/register/6682541831096695382.
Advance registration is recommended.
WORKSHOP RECOMMENDATION
The public may address the City Council virtually during Oral Communications on Agenda Items/Public Hearings. Virtual participants must click the 'hand raise' button prior to the end of the first in-person speaker to indicate they wish to address the City Council.
Upon clicking the ‘hand raise’ button, please unmute your microphone and wait for the Mayor/City Clerk to call on you.
CITY COUNCIL WORKSHOP PREFERENCE
The public may address the City Council virtually during Oral Communications on Agenda Items/Public Hearings/Oral Communications on Items Not on the Agenda. Virtual participants must click the 'hand raise' button prior to the end of the first in-person speaker to indicate they wish to address the City Council. Upon clicking the ‘hand raise’ button, please unmute your microphone and wait for the Mayor/City Clerk to call on you. = Hand Raise = Unmute
3. Submit Public Comments Prior to the Meeting. The public may submit comments via email to [email protected]. Comments submitted by 3:00 p.m. on the day of the meeting will be added to the City Council agenda as a Consent Calendar item.
4. Watch the Meeting. The City Council meeting can be viewed on Spectrum Cable Channel 36 or on the City's website at www.cypressca.org/watchlive.
5. Listen to the Meeting. Listen-only teleconferencing is available by calling (213) 929-4212 and entering Access Code 393-665-422. No registration or audio pin is necessary.
INVOCATION POLICY
The City Council does not endorse the content of the invocation and does not endorse the invocational speaker’s particular faith, belief and/or religious denomination. The City Council has an established neutral policy for selecting and scheduling invocational speakers that is available from the City Clerk.
DATE | Page 5
AMERICANS WITH DISABILITIES ACT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, you should contact the City Clerk at (714) 229-6685 at least 72 hours prior to the meeting to enable the City to make reasonable arrangements to assure accessibility to this meeting.
Prepared by Mayor Bruke
City Council Public Comment Structure
Current Method
● Comments on agenda items, in person or virtual (3 minutes at beginning of meeting) ● General comments, in person only (3 minutes at the end of the meeting) Proposed Method
● General comments, in person or virtual, (3 minutes at beginning of meeting) ● Comments on agenda items, in person or virtual (3 minutes per item, after the staff report or presentation but before council discussion. Consent calendar counts as one item.) Benefits of Proposed Change
● Residents know exactly when the general comment period begins ● The council would hear comments on agenda items when the items are discussed ● Residents would hear the initial report or presentation before comments on agenda items ● Residents can comment in person or virtually for agenda items and general comments