Agenda packet — Cypress City Council, July 14, 2026 (part 2 of 9)

… As a material inducement to the City entering into this Agreement, Contractor represents and warrants that it has the qualifications, experience, and facilities necessary to properly perform …

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… described herein. Contractor covenants that it shall follow the highest professional standards …

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… quality as well as fit for the purpose intended. For purposes of this Agreement, the phrase “highest professional standards” shall mean those standards of practice recognized by one or more first-class firms performing similar work under similar circumstances.

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… accordance with, all applicable ordinances, resolutions, statutes, rules, and regulations of the …

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By executing this Agreement, Contractor warrants represents that Contractor … … work upon any site, Contractor warrants represents that Contractor has or will investigate …

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5 & 8):
… attendance of Contractor at all project meetings reasonably deemed necessary by the City, as set forth in Exhibit “A” Scope of Services. …
… not be entitled to any additional compensation for attending said meetings.

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… thereof, the following policies of insurance which shall cover all elected and appointed officers, and employees and agents of City: …

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Automotive Insurance (Form CA 0001 (Ed 1/87) including “any auto” and endorsement CA 0025 or equivalent or “hired and non-owned auto” if no autos are owned). A policy of … … $1,000,000. Said policy shall include coverage for owned (if any), non-owned, leased, or hired cars and any automobile.

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paragraph 2 (line 3):
… by certified mail return receipt requested to the City or ten (10) days notice if due to nonpayment of premium. In the event any of said policies of insurance … City of Cypress • Playgrounds at Veterans Park & Maple Grove North Park | 21 Contract Exceptions (continued)

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paragraph 1 (line 5):
… NAMED HEREIN, OR TEN (10) DAYS NOTICE IF DUE TO NON-PAYMENT OF PREMIUM.

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paragraph 2 (line 1):

City, its respective elected and appointed officers, directors, officials, employees, agents …

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… harmless the City, its officers, and employees and agents (“Indemnified Parties”) against, and … … liabilities”) that may be asserted or claimed by any person, firm or entity arising out of or in connection with the negligent performance of the work, operations or activities provided …

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… said claims or liabilities and will pay all costs and expenses, including legal costs and reasonable attorney’s …

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… officers, agents or employees for any such claims or liabilities arising out of or in connection with …
… hereunder; and Contractor agrees to save and hold the City, its officers, agents, and employees …

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In the event the City, its officers, agents or employees is made a party to … … arising out of or in connection with the negligent performance of or failure to perform … … agents or employees, any and all costs and expenses incurred by the City, its officers, agents or employees in such action or proceeding, including but not limited to, legal costs and reasonable attorney’s …

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… as a result of City’s sole negligence or willful acts or omissions, but, to the fullest extent … City of Cypress • Playgrounds at Veterans Park & Maple Grove North Park | 22 RJM Design Group, Inc.
31591 Camino Capistrano
San Juan Capistrano, CA 92675
[email protected]
www.RJMdesigngroup.com
[949] 493-2690 fax
[949] 493-2600 phone
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 7.

FROM: Nick Mangkalakiri, Director of Public Works
DATE: 07/14/2026
SUBJECT: Accept the Traffic Signal Improvements at Valley View Street and Plaza Drive, Project 353

RECOMMENDATION

1. Accept the Traffic Signal Improvements at Valley View Street and Plaza Drive, Project 353, in the amount of $91,875 and approve the final payment of $4,593.75 to Yunex, LLC.; and

2. Authorize the City Clerk to file a Notice of Completion with the County Recorder.

DISCUSSION
In January 2025, the City Council awarded a construction contract to Yunex, LLC to install a new traffic signal pole and upgrade existing equipment with new signal heads, accessible pedestrian push buttons, traffic monitoring cameras, vehicle detection loops, safety light fixtures, and other items to improve the efficiency of the intersection at Valley View Street and Plaza Drive. Due to the long lead time for the traffic signal pole, the project started in April 2026 and was completed in May 2026, within the approved budget. The improvements were funded by Goodman North America as part of the conditions of approval for their project at 5757 Plaza Drive.

Public Works will release the Labor and Materials Bond and the Faithful Performance Bond upon expiration of the required lien period.

BUDGET IMPACT
The estimated cost of construction and inspection was $113,710, and final project costs total $99,336.72, as summarized in the attached table. Sufficient amounts are budgeted in the City’s Lighting District Fund, which was funded by Goodman North America for signal improvements associated with the 5757 Plaza Drive development.

LEGAL REVIEW
The City Attorney has reviewed this staff report.

APPROVED BY: Shannon DeLong, City Manager
Attachments
Project Cost Table

PROJECT COST TABLE
Item Description
Original
Amount
Actual
Expenditures Difference
Construction
Furnish & installation $ 79,875.00 $ 79,875.00 $ -
Construction Contingency $ 12,000.00 $ 12,000.00 $ -
Sub-total Construction $ 91,875.00 $ 91,875.00 $ -
Construction Management & Inspection
Inspection $ 19,035.00 $ 7,461.72 $ 11,573.28
Inspection Contingency $ 2,800.00 $ - $ 2,800.00
Sub-total CM & Inspection $ 21,835.00 $ 7,461.72 $ 14,373.28 Total Project $ 113,710.00 $ 99,336.72 $ 14,373.28
Traffic Signal Improvements at Valley View Street and Plaza Drive Project 353
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 8.

FROM: Nick Mangkalakiri, Director of Public Works
DATE: 07/14/2026
SUBJECT: Acceptance of Sidewalk Easement at 10652 Walker Street.

RECOMMENDATION

1. Accept a Grant of Permanent Easement for public sidewalk from North Bayport Industrial Park II, LTD., located at 10652 Walker Street; and

2. Authorize the City Manager to execute the Certificate of Acceptance and direct the City Clerk to record the easement document with the County Recorder.

DISCUSSION
The Tuffli Company (Tuffli), a private real estate investment, asset management, and land development firm, is relocating its corporate headquarters from Torrance to 10652 Walker Street in Cypress. The property is owned by North Bayport Industrial Park II, LTD.

As part of Tuffli’s tenant improvement project, Public Works identified the need for sidewalk and curb ramp improvements along Walker Street at Executive Drive to provide ADA-compliant pedestrian access. Construction of these improvements requires a permanent public sidewalk easement from the property owner, who has agreed to grant the easement to the City.

Acceptance of the Grant of Permanent Easement will allow the City to maintain public access to the new ADA-compliant sidewalk and curb ramp improvements.

BUDGET IMPACT
There is not any impact to the City's budget. The property owner is responsible for the construction cost of the sidewalk improvements. After installation of the Improvements, the City will be responsible for any maintenance, repair, or replacement activity.

LEGAL REVIEW
The City Attorney has approved the easement as to form.

APPROVED BY: Shannon DeLong, City Manager
Attachments
Grant Easement

CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 9.

FROM: Jeff Draper, Director of Recreation and Community Services DATE: 07/14/2026
SUBJECT: Accept a Donation of 75 Veteran Challenge Coins from GFWC Woman’s Club of Cypress

RECOMMENDATION
Accept a donation of 75 Veteran Challenge Coins valued at $750 from the GFWC Woman’s Club of Cypress.

DISCUSSION
The City of Cypress Veterans Recognition Ad Hoc Committee led by Council Members Peat and Strong Carnahan identifies and recommends community veterans to be honored by the City Council on a quarterly basis or as identified. The honoring of veterans at City Council meetings has been ongoing since it launched in 2013.

In honor of America 250 and the City of Cypress’s 70th birthday, the Veteran Recognition committee recommended a challenge coin be designed to acknowledge active military personnel and veterans at the July 3, 2026, Salute to America event.

Council Member Peat requested a donation from the General Federation of Women's Clubs (GFWC) Women's Club of Cypress as part of their Veteran Appreciation project. The GFWC Woman’s Club of Cypress, a 501(c)(3) nonprofit organization consisting of over 120 members, agreed to donate 75 Veterans challenge coins.

The challenge coins will be provided to veterans honored at future Cypress City Council meetings.

BUDGET IMPACT
There is no cost associated with the donation of the veteran challenge coins.

LEGAL REVIEW
None required.

APPROVED BY: Shannon DeLong, City Manager
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 10.

FROM: Nick Mangkalakiri, Director of Public Works
DATE: 07/14/2026
SUBJECT: Public Hearing to Renew the Cypress Corporate Center Landscape Maintenance District No. 1 for FY 2026-27

RECOMMENDATION
Adopt a Resolution renewing Cypress Corporate Center Landscape Maintenance District No. 1 for FY 2026-27, pursuant to the Landscaping and Lighting Act of 1972.

DISCUSSION
The City of Cypress formed a Maintenance District in 1985 covering all properties bounded by Katella Avenue, Knott Street, Valley View Street, and the Stanton Storm Channel (Channel). The Maintenance District provides maintenance of the landscape berm adjacent to the Channel. The City maintains the berm primarily through a contract, which includes trimming plants four times a year and irrigation repairs.

Nineteen parcels owned by four property owners are assessed annually on a per-acre basis. The FY 2026-27 assessment is $109,463 and the attached Resolution authorizes the assessment of Cypress Business Park properties adjacent to the Channel for berm maintenance. A copy of the May 12, 2026, Agenda Report approving the City Engineer’s Report and the FY 2026-27 renewal of the Cypress Corporate Center Landscape Maintenance District No. 1 is attached. Affidavits of posting and publication of the public hearing notices are on file in the City Clerk's office.

BUDGET IMPACT
The maximum assessment for FY 2026-27 is $109,463 and covers the majority of the $143,068 budget, including indirect and direct costs from the City and the County Auditor-Controller. Accumulated fund balance amounts from prior year assessments are available in the Corporate Center Maintenance District No. 1 Fund to pay the $33,605 of projected costs expected to exceed the FY 2026-27 assessment.

LEGAL REVIEW
The City Attorney has reviewed this staff report.

APPROVED BY: Shannon DeLong, City Manager
Attachments
Resolution
May 12 Agenda Report
RESOLUTION NO.

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

ORDERING THE RENEWAL OF THE CYPRESS CORPORATE CENTER
LANDSCAPE MAINTENANCE DISTRICT NO. 1 FOR FISCAL YEAR 2026-27, PURSUANT TO THE LANDSCAPING AND LIGHTING ACT OF 1972, AND

CONFIRMING THE DIAGRAM AND ASSESSMENT THEREOF
WHEREAS, the City Council has, by Resolution No. 7046, declared its intention to order the construction and maintenance of a certain landscaped berm in connection with the development of the Cypress Business Park, and to modify Cypress Corporate Center Landscape Maintenance District No. 1 under the provisions of the Landscaping and Lighting Act of 1972, i.e., Part 2 of Division 15 of the California Streets and Highways Code (herein “the Act”); and
WHEREAS, in Resolution No. 7046, the City Council fixed July 14, 2026, at the hour of 6:00 p.m. in the City Council Chamber located at City Hall, 5275 Orange Avenue, in the City of Cypress, California, as the time and place for hearing protests and objections to the improvements proposed to be renewed for Fiscal Year 2026-27, and/or to the proposed assessment; and
WHEREAS, the City Council has approved a report prepared by the City Engineer under and pursuant to the Act and, in particular, Section 22565 et seq. of the Act; the City Engineer’s Report (herein “the Report”), and said Report has been filed with the City Clerk of the City of Cypress and has been available for review by the property owners within Cypress Corporate Center Landscape Maintenance District No. 1; and WHEREAS, the City Clerk has given the notices of the passage of the Resolution of Intention, Resolution No. 7046, the filling of the Report, and of the time and place and purpose of said hearing, substantially as required by Sections 22626 et seq. of the California Streets and Highways Code; and
WHEREAS, the City Clerk has filed with the City Council an affidavit setting forth the time and manner of the compliance with the requirements of the Act for publishing and mailing of said notices; and
WHEREAS, at the time and place stated in said notices, a hearing was duly held by the City Council; during the course of said hearing, the Report was duly presented and considered; all written protests and objections received, if any, were duly presented, read, heard, and considered; all persons appearing at said hearing and desiring to be heard in the matter of said Report were heard; a full, fair, and complete hearing has been had; and the City Council is fully informed in the premises; and
WHEREAS, the City Council has examined and considered the assessment proposed in said Report and the proceedings prior thereto, and the evidence presented at said hearing.

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

SECTION 1. The hearing referred to in the recitals hereof has been duly, held, and each and every step in the proceedings prior to and including the hearing has been duly and regularly taken. The City Council is satisfied with the correctness of the Report, including the assessment and diagram, the proceedings and all matters relating thereto; and any and all protests, objections, or appeals are hereby overruled and denied. The City Council orders the renewal of Cypress Corporate Center Landscape Maintenance District No. 1 for Fiscal Year 2026-27, as described in Resolution No. 7046, and confirms the proceedings and said assessment.

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

SECTION 3. The City Council determines that the amount of the assessment shown in said Report, i.e. $109,463 should be confirmed; and said assessment is confirmed and fixed in the amount of $109,463.

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

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

PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 14th day of July, 2026.

MAYOR OF THE CITY OF CYPRESS
ATTEST:

CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA }
COUNTY OF ORANGE } SS
I, LISA BERGLUND, 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, 2026, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

CITY CLERK OF THE CITY OF CYPRESS

CITY OF CYPRESS

CITY COUNCIL REPORT
City Council Regular Item # 4.

FROM: Nick Mangkalakiri, Director of Public Works
DATE: 05/12/2026
SUBJECT: Approve the City Engineer's Report and Adopt a Resolution Declaring the City Council's Intent to Renew Cypress Corporate Center Landscape Maintenance District No. 1 following a July 14, 2026 Public Hearing

RECOMMENDATION

1. Approve the City Engineer's Report for the Cypress Corporate Center Landscape Maintenance District No. 1 for Fiscal Year 2026-27; and

2. Adopt the attached Resolution declaring the City Council's intention to order the renewal of Cypress Corporate Center Landscape Maintenance District No. 1 for maintenance of the landscape and irrigation system and setting the public hearing for July 14, 2026.

DISCUSSION
The City formed a Maintenance District in 1985 covering all properties bounded by Katella Avenue, Knott Street, Valley View Street, and the Stanton Storm Channel. The Maintenance District provides for maintenance of the landscape berm adjacent to the Channel. The City maintains the berm primarily through a contract, which includes trimming plants four times a year and irrigation repairs.

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

Pursuant to the Landscaping and Lighting Act, the City Engineer prepares an annual report to file with the City Clerk outlining the Maintenance District renewal. The recommended Resolution approves the City Engineer's Report and declares the City Council's intention to renew Cypress Corporate Center Landscape Maintenance District No. 1 for FY 2026-27 and sets the public hearing for July 14, 2026.

BUDGET IMPACT
Renewal includes a maximum assessment of $109,463 for the parcels adjacent to the berm. The assessment is distributed based on each parcel's square footage. The assessment reflects a 3.4% CPI increase from FY 2025-26. Estimated FY 2026-27 maintenance costs and indirect support from the City are $143,068, which exceeds the assessment by $33,605. The Maintenance District No. 1 Fund has sufficient accumulated balances available from prior year assessments to pay for costs above the recommended FY 2026-27 assessment.

LEGAL REVIEW
The City Attorney has reviewed this staff report.

APPROVED
BY:

Shannon DeLong, City Manager
Attachments
City Engineer's Report
Resolution
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 11.

FROM: Alicia Velasco, Planning Director
DATE: 07/14/2026
SUBJECT: Public Hearing to Consider Los Alamitos Race Course Specific Plan 3.0 Buildout

RECOMMENDATION

1. Adopt the attached Resolution certifying the Environmental Impact Report, and approving Findings, a Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program; and

2. Adopt the attached Resolution approving Vesting Tentative Tract Map No. 19247; and

3. Introduce for first reading of an Ordinance approving a Development Agreement by title only and waive further reading.

SUMMARY
Los Alamitos Race Course (LARC) has applied for approval of Vesting Tentative Tract Map No. 19247 and a Development Agreement to facilitate the future phased buildout of the Cypress Town Center and Commons Specific Plan 3.0 area. The map area includes approximately 151.60 acres, including LARC property and property associated with Grace Church, and would divide the site into 14 numbered lots and related lettered lots consistent with the Specific Plan.

No residential or commercial construction is proposed at this time. The Environmental Impact Report evaluates a future buildout scenario of up to 1,791 residential units, up to 440,000 square feet of commercial space, approximately 11 acres of additional public park space, the extension of Moody Street, and a new Vessels Circle/Moody Street intersection.

Staff recommends approval of the project because it is consistent with the voter-approved Cypress Town Center and Commons Specific Plan 3.0, the Cypress Municipal Code, and the Subdivision Map Act. The requested approvals establish the Municipal Code, and the Subdivision Map Act. The requested approvals establish the framework for future phased development, including the timing and responsibility for public improvements, park improvements, drainage improvements, bicycle and pedestrian connections, maintenance obligations, and related infrastructure.

DISCUSSION
The project site is located within the Cypress Town Center and Commons Specific Plan 3.0 area, which includes the Los Alamitos Race Course (LARC). The racetrack was developed in the 1950s and has operated for decades as a major quarter horse racing facility. The property has been subject to several voter-approved land use measures because Measure D, approved by Cypress voters in 1987, requires voter approval for certain land use changes beyond the zoning in place at that time.

Over the years, voters have considered several measures affecting the use of the property. Measure L was approved in 2012 and allowed commercial and senior housing along Katella Avenue. Measure GG, which would have allowed residential development within the racecourse property, was rejected in 2016. Measure A was approved in 2018 and created the Cypress Town Center and Commons (CCTC) Specific Plan 2.0. In 2024, voters approved Measure S, creating Specific Plan 3.0 and increasing residential capacity within the plan area to help address the City’s state-mandated housing obligations. Since the adoption of the CTCC, LARC has donated nine acres for Lexington Park, and one 135-unit townhome project has been developed within the Specific Plan area.

Project Description
The proposed project includes certification of an Environmental Impact Report (EIR), approval of Vesting Tentative Tract Map No. 19247, and approval of a Development Agreement to facilitate future buildout of the CTCC Specific Plan 3.0 area. The project area totals approximately 151 acres, of which approximately 130 are buildable. The vesting tentative tract map will subdivide the site into 14 numbered lots in anticipation of a phased development.

Consistent with the Specific Plan, the project area accommodates up to 1,791 new residential units (in addition to the 135 existing units) and approximately 11 acres of additional public park space. Although the Specific Plan allows up to approximately 880,000 square feet of commercial development, the applicant has requested that the City evaluate a lower-intensity scenario of up to 440,000 square feet as part of the EIR. This reflects a more realistic buildout assumption: commercial uses are permitted but not required within the Specific Plan area, and it is uncertain whether regional market demand would support the full amount allowed. If 440,000 square feet is ultimately constructed and additional commercial development is later proposed, the City would require further analysis of environmental, traffic, utility, and infrastructure impacts before approving any additional square footage.

No physical construction is proposed as part of the current approvals. LARC does not anticipate serving as the future developer of the property. Instead, LARC intends to subdivide the property and sell individual lots to future developers, who would be required to submit project-specific applications for City review and approval. Those future projects would be required to comply with the Specific Plan, the Development Agreement, the conditions of approval, the Mitigation Monitoring and Reporting Program, and any applicable future discretionary approvals, permits, and environmental review.

Project Area and Surrounding Land Uses
The project site is generally bounded by Cerritos Avenue to the north, Katella Avenue to the south, Lexington Drive to the west, and Winners Circle/Walker Street to the east. Surrounding land uses are:

Direction Land Use Zoning
North Single-family residential Residential Single Family (RS-6000)
South Planned community;
Commercial/retail; church
Planned Business Park/Specific
Plan
East Commercial/retail Planned Business Park/Specific
Plan
West Industrial City of Los Alamitos —
Commercial/Industrial
Environmental Impact Report
The project is subject to an Environmental Impact Report (EIR), which evaluates the project’s potential environmental impacts and identifies mitigation measures to avoid or reduce those impacts where feasible.

The EIR evaluates 19 environmental issue areas consistent with the California Environmental Quality Act (CEQA). For most issue areas, the EIR finds that impacts would either be less than significant or would be reduced to a less than significant level through regulatory compliance and mitigation measures. However, impacts related to air quality, transportation, and cultural resources would remain significant and unavoidable even with implementation of mitigation measures.

Air Quality
The EIR found that long-term operational emissions from CTCC buildout would exceed the South Coast Air Quality Management District's (SCAQMD) significance thresholds, resulting in a significant and unavoidable impact. Opportunities for reducing emissions are limited because vehicle emission regulations fall outside the City's jurisdiction, and developers cannot compel residents, employees, and customers to use alternative transportation.

It is important to note that any significant development at this site would likely result in similar air quality impacts. The EIR nonetheless includes mitigation measures to reduce operational emissions:

Mitigation Measure AIR-1 requires design features such as site layouts that encourage walking, biking, and public transit; energy-efficient building design; and maximized tree coverage and shade throughout the site.

Mitigation Measure TRA-1 requires robust bike facilities and connectivity, along with off-site sidewalks to improve pedestrian connections to the surrounding area.

Even with these measures, air quality impacts remain significant and unavoidable.

Cultural Resources
Frank Vessels, Sr. played a significant role in shaping the quarter horse racing industry. The LARC grandstand and racetrack, directly tied to that history, are considered historical resources for purposes of CEQA. Future buildout of the project would require demolition of these character-defining features, resulting in a significant and unavoidable impact to historical resources. The EIR requires the following mitigation measures to address this impact:

Mitigation Measure CUL-1 requires historical photographs, memorabilia, brochures, and similar materials to be made available to a local library or historical society for use in exhibits or as part of a permanent research archive.

Mitigation Measure CUL-2 requires future development to incorporate a historical marker providing information about Frank Vessels, Sr. and LARC, and/or to incorporate the Vessels name, track logo, racing terminology, and names of noteworthy quarter horses throughout the project.

Transportation
The EIR’s vehicle miles traveled (VMT) analysis found that the project would exceed the applicable significance threshold. VMT measures the amount of vehicle travel generated by a project, expressed on a per capita basis for residential uses. It does not measure traffic congestion or travel delay on local streets. Although the project would result in residents driving 14 vehicle miles traveled (VMT) per day, which is lower than the Countywide average of 15 VMT per day, the project would still exceed the CEQA threshold of 13 VMT per day. As a result, the impact is considered significant under CEQA.

This impact is largely due to the project’s suburban location and the continued reliance on vehicle travel in Cypress and the surrounding area. Mitigation Measure TRA-1 is included to reduce VMT impacts; however, even with implementation of the mitigation measure, the impact would remain significant and unavoidable.

Statement of Overriding Considerations
Because air quality, cultural resources, and transportation impacts remain significant and unavoidable even with mitigation, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program must be adopted in order to certify the Final EIR (FEIR). The Statement of Overriding Considerations details how the project's benefits outweigh its environmental impacts. For example:

The proposed project would provide a significant number of new residential units in the Buildout Area to help meet the unmet demand for housing in the City and the project vicinity, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan 3.0 approved by the voters of the City of Cypress.

The proposed project would revitalize a large area in the City that is currently significantly underutilized.

The proposed project would diversify the City's existing housing stock by providing various housing product types and densities to meet a range of housing needs of Cypress and area residents.

The EIR also evaluated project alternatives; however, the alternatives would not avoid all significant and unavoidable impacts or would not meet the project objectives to the same extent as the proposed project. Certification of the FEIR and approval of the Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program are therefore recommended.

Development Agreement
The proposed Development Agreement is a contract between the City and LARC that establishes the framework for long-term implementation of the CTCC Specific Plan 3.0 Buildout Project. It implements the Specific Plan and Vesting Tentative Tract Map No. 19247 by identifying the timing and responsibility for required infrastructure, public benefits, maintenance obligations, park improvements, and future development review. The agreement has a 15-year term, reflecting the project's anticipated long-term buildout and the lack of a defined timeline for LARC's closure. The Specific Plan area is expected to develop over many years, likely through multiple future developers.

The Development Agreement ensures that future development proceeds in an orderly manner under a consistent regulatory framework, while also ensuring that required infrastructure, public improvements, and public benefits are provided. The Development Agreement requires the property owner and/or future transferees to complete roadway and intersection improvements, extensions and improvements to Moody Street and Vessels Circle; widening of Lexington Drive; storm drain and drainage improvements; construction of the Lots 5/6 park and stormwater detention basin; creation of the two-acre floating park space; publicly accessible bicycle and pedestrian improvements; and ongoing maintenance obligations. These requirements are discussed in more detail below.

The City’s commitments include processing future development applications consistent with the Specific Plan, vesting tentative tract map, and Development Agreement. However, the City retains its authority to apply applicable laws, require future discretionary approvals, conduct additional CEQA review where required, impose applicable fees, and ensure that required infrastructure and public benefits are provided.

Vesting Tentative Tract Map
LARC has applied for approval of Vesting Tentative Tract Map (VTTM) No. 19247 to subdivide the Specific Plan area into 14 numbered lots and related lettered lots that generally align with the Specific Plan's land use districts. The subdivision will allow LARC to sell individual parcels to future developers, who will construct the residential, commercial, park, and infrastructure improvements contemplated by the Specific Plan.

The map also facilitates the land exchange with Grace Church involving Lots 8 and 9, and the creation of an approximately eight-acre park and stormwater detention area at the southeast corner of Cerritos Avenue and Moody Street on Lots 5 and 6. A vesting tentative map gives the property owner vested rights to develop the property under the regulations in effect at the time of approval, subject to the conditions of approval, the Development Agreement, and applicable law.

Cypress Municipal Code Chapter 25, Article IX establishes submittal requirements for vesting tentative maps, including information and supporting materials related to proposed development, infrastructure, grading, utilities, drainage, and other proposed development, infrastructure, grading, utilities, drainage, and other improvements. Because LARC does not intend to be the property's ultimate vertical developer, some detailed project-level information normally submitted with a vesting tentative map is not yet available. The Municipal Code authorizes the Director of Public Works/City Engineer to waive certain submittal requirements determined to be unnecessary, duplicative, or inapplicable to the proposed subdivision, provided the required findings can be made. The commitments secured through the Development Agreement and conditions of approval give the City a framework to ensure required improvements are constructed in a timely manner and consistent with the Specific Plan. The required waiver findings are included in the VTTM resolution.

Traffic and Public Improvements
A traffic study was prepared to evaluate the project's potential transportation impacts.

The study analyzed a development scenario of up to 1,791 residential units and 440,000 square feet of commercial space. This is a conservative analysis:
commercial development typically generates more vehicle trips than residential development, and the ultimate amount and configuration of commercial development within the Specific Plan area has not yet been determined. At full buildout, the residential component is estimated to generate approximately 11,458 daily trips and the commercial component approximately 16,284 daily trips. After accounting for internal capture and existing trips, the project is projected to generate approximately 21,041 daily trips.

The traffic study analyzed 31 intersections in Cypress and Los Alamitos using a future buildout year of 2038. During the AM peak hour, no intersections were identified as having a significant project-related impact. During the PM peak hour, five intersections were identified as having a significant project-related impact; however, none would fall below the City's applicable General Plan level-of-service threshold.

Although the intersections remain within the City's required level of service, the project will add traffic to the surrounding street system and therefore requires public roadway and traffic improvements.

After the racetrack closes, LARC will be required to complete several major public improvements, including upgrades to five intersections, the extension of Moody Street to Siboney Street, and the extension of Vessels Circle to Moody Street. The Moody Street extension will include landscaped medians and parkways, while the Vessels Circle extension will include landscaped parkways. New streets will include sidewalks, parkways, and street lights, and Moody Street will include a bicycle lane.

These improvements will enhance pedestrian, bicycle, and vehicle connectivity between future residential neighborhoods, commercial uses along Katella Avenue, the Town Center area, existing shopping centers at Katella Avenue and Siboney Street, and public park spaces along Cerritos Avenue. The Development Agreement also requires pedestrian and bicycle connectivity to Moody Street, including a walking trail from Lot 2 on the west side of the Specific Plan area across Lots 3 and/or 4.

A full description of the required public improvements is included in Exhibit D to the Development Agreement. Future development within the Specific Plan area will also be required to pay applicable traffic impact fees, which the City may use toward future traffic improvements citywide.

Parks, Bike Paths, and Trails
The Specific Plan requires 20 acres of public park space at full buildout. Nine acres have already been developed at Lexington Park. The project will provide approximately eight additional acres at the southeast corner of Cerritos Avenue and Moody Street on Lots 5 and 6 (Lots 5/6 park). This park will also serve as a stormwater detention area, with approximately four acres designed for drainage.

Because of this dual use, the park is expected to have a more passive, nature-oriented character than an active sports park like Lexington Park.

The Specific Plan also requires two acres of floating park space within the development area and anticipates dedication of the remaining approximately one-acre parcel adjacent to Lexington Park after the racecourse closes. Together, these park areas are intended to satisfy the Specific Plan's public park requirements and provide park space throughout the project area.

The Development Agreement establishes the process and requirements for the Lot 5/6 park and the floating park space. The Lots 5/6 park must be constructed in connection with development of Lots 3, 4, and 7. It may be privately owned and maintained but must remain publicly accessible through recorded public access easements. The two-acre floating park space must be identified before development of certain key parcels and may be City-owned or privately owned, provided it is publicly accessible through easements or another mechanism acceptable to the City.

The Development Agreement also requires a public design process for the Lot 5/6 park and the floating park space. This process includes coordination with City staff, preparation of park concepts, public outreach, review by applicable City bodies, preparation of a park master plan for City Council consideration, and construction of the approved park improvements. The process ensures that the parks are thoughtfully designed, publicly accessible, and consistent with the City's expectations for park quality and long-term maintenance.

The Development Agreement also addresses repayment of approximately $1 million in previously deferred park fees from the Melia Belmont residential project. The deferred amount has been prorated across future residential development parcels within the Specific Plan area, and the repayment schedule is included as an exhibit to the Development Agreement. LARC has requested that the City consider accepting the remaining approximately one-acre parcel adjacent to Lexington Park in lieu of the deferred fee obligation. This option is included in the Development Agreement, but the City is not obligated to accept the exchange, and any residential development occurring before track closure must pay the applicable deferred fee amount.

Signage
LARC has proposed to identify the future Specific Plan buildout area as "The Commons." As part of the project, LARC will construct two freestanding monument signs: one at the Katella Avenue/Moody Street entrance and one at the Cerritos Avenue/Moody Street entrance. Staff worked with LARC's landscape architecture and urban design team on the signs' design. The Katella Avenue monument sign is intended to fit within the existing landscaped median and preserve the iconic palm trees at the entrance to the racecourse property. The Cerritos Avenue/Moody Street monument sign will be located near the corner of the Lot 5/6 park. Any additional monument sign will be located near the corner of the Lot 5/6 park. Any additional future signage will require separate City review and approval.

Public Hearing
Public hearing notices were posted and mailed to the owners of all properties located within 500 feet of the project and to the New Dutch Haven and Carrier Row housing tracts in Los Alamitos (a condition of the Cottonwood Church Settlement Agreement).

The public hearing notice was posted to the City’s website and posted at the project site. All written communication related to the public hearing received prior to publication of the July 14 City Council agenda is attached. Written communication received by 5:00 p.m. on July 14 will be provided to the City Council and made part of the public hearing administrative record.

Alternative Action
In the event the City Council determines there are issues that should be addressed before taking action, the City Council may consider the following alternatives:

1. Add conditions of approval to address specific concerns; Continue the item and direct staff to work with the applicant to resolve identified issues; or

2. Continue the item and direct staff to return with a resolution for denial, including appropriate findings.

3. BUDGET IMPACT
There is no direct General Fund impact associated with the recommended actions.

Future development within the Specific Plan area will be responsible for required public improvements, applicable development impact fees, and other obligations identified in the Municipal Code, Development Agreement and conditions of approval.

LEGAL REVIEW
The City Attorney’s Office has reviewed and approved the resolutions and Development Agreement ordinance as to form.

APPROVED BY: Shannon DeLong, City Manager
Attachments
VTTM NO. 19247
VTTM Resolution
Exhibit A - Conditions of Approval
EIR Resolution
Final EIR
Draft EIR
Ordinance and Development Agreement
Project Renderings
Traffic Study

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Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground ObscuredVegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Vegetation Ground Obscured Area Under Construction Area Under Construction Area Under Construction Area Under Construction Area Under Construction Area Under Construction Area Under Construction Area Under Construction Area Under Construction Area Under Construction V Vegetation Ground Obscured CERRITOS AVENUE KATELLA AVENUE

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MOODY
STREET
ENTERPRISE DRIVE VESTING TENTATIVE TRACT NO. 19247 IN THE CITY OF CYPRESS COUNTY OF ORANGE, STATE OF CALIFORNIA TAIT & ASSOCIATES, INC., MARCH 2026 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N LEGAL DESCRIPTION: –
N 100' 200 200' 400' 800' B. GRACE CHURCH TITLE REPORT: NOTES: A. LOS ALAMITOS RACE COURSE (LARC)/CYPRESS GC TITLE REPORT: TITLE NOTES: EXISTING NUMBER OF LEGAL LOTS: 8 PROPOSED NUMBER OF LOTS: 18 DRAFT LARC/CYPRESS GC PROPERTY: GRACE CHURCH PROPERTY: EXISTING SUBDIVISION SHEET INDEX: SURVEYOR'S STATEMENT: THIS MAP WAS PREPARED BY ME OR UNDER MY SUPERVISION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS' ACT. ____________________ DATE __________ _____________________ MICHAEL FURLONG, PLS 8899 LICENSE EXPIRES: 12/31/2027 STATEMENT OF OWNERSHIP: WE, THE UNDERSIGNED, DO HEREBY STATE THAT WE ARE THE RECORD OWNERS OF THE PROPERTY COMPRISING THIS TENTATIVE TRACT MAP AND THAT WE HAVE CONSENTED TO THE FILING OF SAID MAP. LOS ALAMITOS RACE COURSE, A CALIFORNIA GENERAL PARTNERSHIP AND CYPRESS GC, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY OWNER: _________________________________________________________ BY: ______________________________ DATE_________________________ GRACE COMMUNITY CHURCH OF CYPRESS, A CALIFORNIA NONPROFIT CORPORATION OWNER: __________________________________________________________ BY: _______________________________ DATE_________________________ LEGAL DESCRIPTION:

Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

CERRITOS AVENUE KATELLA AVENUE

LEXINGTON DRIVE

WALKER STREET VESSELS CIRCLE

SIBONEY
STREET
MOODY
STREET
ENTERPRISE DRIVE VESTING TENTATIVE TRACT NO. 19247 IN THE CITY OF CYPRESS COUNTY OF ORANGE, STATE OF CALIFORNIA TAIT & ASSOCIATES, INC., MARCH 2026 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N 75' 150 150' 300' 600' DRAFT DETAIL "A" SCALE 1"=20' EXISTING EASEMENTS N LARC/CYPRESS GC PROPERTY: GRACE CHURCH PROPERTY: EXISTING EASEMENTS: A. LOS ALAMITOS RACE COURSE / CYPRESS GC TITLE REPORT: B. GRACE CHURCH TITLE REPORT: A. LOS ALAMITOS RACE COURSE / CYPRESS GC TITLE REPORT (CONTINUATION):

Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

J CERRITOS AVENUE KATELLA AVENUE

LEXINGTON DRIVE

WALKER STREET VESSELS CIRCLE

SIBONEY
STREET
MOODY
STREET
MOODY STREET CERRITOS AVENUE LOT 2 23.08 AC LOT 4 19.00 AC LOT 3 27.47 AC LOT 6 5.42 AC LOT 7 20.66 AC LOT 9 13.37 AC LOT 8 4.18 AC LOT 10 2.00 AC LOT 12 8.82 AC N.A.P. LOT 1 1.20 AC N.A.P. LOT 5 1.95 AC LOT 13 6.54 AC LOT 14 7.42 AC 7.00 AC LOT 11 1.75 AC I J

I VESSELS CIRCLE EXTENSION (TO BE IRREVOCABLY OFFERED FOR STREET DEDICATION TO THE CITY OF CYPRESS)

MOODY STREET EXTENSION
(TO BE IRREVOCABLY OFFERED FOR STREET DEDICATION TO THE CITY OF CYPRESS) K K VESTING TENTATIVE TRACT NO. 19247 IN THE CITY OF CYPRESS COUNTY OF ORANGE, STATE OF CALIFORNIA TAIT & ASSOCIATES, INC., MARCH 2026 PROPOSED SUBDIVISION 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N 100' 200 200' 400' 800' LEGEND:

Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

E CERRITOS AVENUE KATELLA AVENUE

LEXINGTON DRIVE

SIBONEY
STREET
MOODY
STREET
MOODY STREET CERRITOS AVENUE LOT 2 23.08 AC LOT 4 19.00 AC LOT 3 27.47 AC LOT 6 5.42 AC LOT 7 20.66 AC N.A.P. LOT 1 1.20 AC LOT 5 1.95 AC LOT 13 6.54 AC LOT 14 7.42 AC

I I VESSELS CIRCLE EXTEN (TO BE IRREVOCABLY OFFERED FOR STREET DE TO THE CITY OF CYPRESS)

MOODY STREET EXTENSION
(TO BE IRREVOCABLY OFFERED FOR STREET DEDICATION TO THE CITY OF CYPRESS) K
K 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N 100' 200' 400' 100 50'
MATCHLINE - SEE SHEET 5 DETENTION BASIN C BASIN A2 300'x75'x3' 1.41 ACRE/FT 2.0 CFS OUTLET BASIN A1 197'x197'x2' 1.77 ACRE/FT 2.2 CFS OUTLET SEDIMENT BASIN SEDIMENT BASIN BASIN B1 340'x340'x2' 5.24 ACRE/FT 7.1 CFS OUTLET BASIN B2 120'x120'x3' 0.99 ACRE/FT 2.2 CFS OUTLET BASIN B3 200'x200'x1.5' 1.33 ACRE/FT 2.0 CFS OUTLET Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

J KATELLA AVENUE

WALKER STREET VESSELS CIRCLE

SIBONEY
STREET
MOODY
STREET
MOODY STREET CERRITOS AVENUE LOT 6 5.42 AC LOT 7 20.66 AC LOT 9 13.37 AC LOT 8 4.18 AC LOT 10 2.00 AC LOT 12 8.82 AC N.A.P. LOT 5 1.95 AC LOT 13 6.54 AC LOT 14 7.42 AC 7.00 AC LOT 11 1.75 AC I
J

I VESSELS CIRCLE EXTENSION (TO BE IRREVOCABLY OFFERED FOR STREET DEDICATION TO THE CITY OF CYPRESS)

MOODY STREET EXTENSION
(TO BE IRREVOCABLY OFFERED FOR STREET DEDICATION TO THE CITY OF CYPRESS) K
K 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N 50' 100 100' 200' 400'
MATCHLINE - SEE SHEET 4 DETENTION BASIN A5 410'x120'x2' 2.22 ACRE/FT 2.7 CFS OUTLET BASIN A2 (SEE SHEET 4) BASIN A1 (SEE SHEET 4) DETENTION BASIN C 520'x520'x4' 23.13 ACRE/FT 17.0 CFS OUTLET LOT 8 UNDERGROUND DETENTION BASIN 3.56 CFS OUTLET DETENTION BASIN A4 110'x110'x2' 0.51 ACRE/FT 1.15 CFS OUTLET DETENTION BASIN A3 80'X80'X2' 0.26 ACRE/FT 0.59 CFS OUTLET 5 Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

SECTION A-A SECTION B-B SECTION C-C SECTION D-D SECTION E-E SECTION F-F SECTION G-G SECTION H-H SECTION I-I SECTION J-J SECTION K-K MOODY STREET (PUBLIC STREET) TYPICAL SECTION WITH LANE STRIPING VESSELS CIRCLE (PUBLIC STREET) TYPICAL SECTION WITH LANE STRIPING Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

REVISION #: 8
DATE: 03/19/2026
JOB NO: SP8338 of
4961 KATELLA AVENUE, 5100 CERRITOS AVENUE
CYPRESS, CA 90720
VESTING TENTATIVE TRACT NO. 19247 13
KG
1/15/2025 1 UPDATED TENTATIVE MAP MA 1/15/2025 2 UPDATED TENTATIVE MAP GG 2/21/2025 3 TENATIVE MAP RESUBMITTAL NC 6/20/2025 4 UPDATED TENTATIVE MAP GG 9/4/2025 5 UPDATED TENTATIVE MAP 10/21/2025 6 UPDATED TENTATIVE MAP GG 12/19/2025 7 UPDATED TENTATIVE MAP JM 02/03/2026 8 UPDATED TENTATIVE MAP MA 03/19/2026 9 UPDATED TENTATIVE MAP IM 04/02/2026 10 UPDATED TENTATIVE MAP JM 04/15/2026 6
529.54
834.79
930.77 35
35 35
35 35 35 35 35
35 35
35 35
35 40
40 40 35
35 35
35 35 35 35
35 35
3535
35 35
35 35
35 35
3535 35
35 35
35 35
35 35 35
35 35
35 30 30
35 35 30
354045
50 30 30
35 30
25 30
30 25
2530
30 35 35
35 35 35
35 35 35
35 3540 40
40 35
35 35
35 35
35 35 35 35 35 35 35 35 35
35 35
35 35
35 35
35 35 35
35 35 35
35 35
35 35
35 35
35 35
35 35
40 40
40 40
40 40
40 40 40
35 35 LOT 6 5.42 AC LOT 7 20.66 AC LOT 9 13.37 AC LOT 8 4.18 AC LOT 10 2.00 AC LOT 12 8.86 AC N.A.P. LOT 5 1.95 AC LOT 13 6.54 AC 7.00 AC LOT 11 1.75 AC LOT 14 7.42 AC TTM 19413

MOODY STREET EXTENSION KATELLA AVENUE

WALKER STREET VESSELS CIRCLE

SIBONEY

STREET CERRITOS
MOODY

STREET AVENUE

VESSELS CIRCLE EXTENSION PARCEL B
WINNERS CIRCLE 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N 50' 100 100' 200' 400'
SEE SHEET 8
7 Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

LEXINGTON DRIVE CERRITOS AVENUE
ENTERPRISE DR 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N 50' 100 100' 200' 400'
SEE SHEET 7 MAINTENANCE AGREEMENT BETWEEN LARC & COTTONWOOD CHURCH PER O.R. 2007 0000 31992 NOTE: DETAILS PROVIDED ARE CONCEPTUAL FINAL DETAILS TO BE PROVIDED FOR FINAL CONSTRUCTION DOCUMENTS NOTE: DETAILS PROVIDED ARE CONCEPTUAL FINAL DETAILS TO BE PROVIDED FOR FINAL CONSTRUCTION DOCUMENTS 8 Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

KATELLA AVENUE
N LEGEND 10 CONCEPTUAL STREET DESIGN FOR LOT 14 TO KATELLA AVENUE Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

CONCEPTUAL STREET IMPROVEMENT PLANS
EXISTING APARTMENTSLOT 14
KATELLA AVE. MOODY ST. EXTENSION LOT 13 LOT 12
2 31.67 MOODY ST.

VESSELS EXTENSION
CIR LOT 13
LOT 13 LOT 12 LOT 17 LOT 3
LOT 7 11
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

MATCH LINE

SEE BELOW LEFT

MATCH LINE

SEE ABOVE RIGHT

MATCH LINE
SEE SHEET 2

CONCEPTUAL STREET IMPROVEMENT PLANS
737.20
35 35
35 35
35 35
35 35
40 40
40 40 VESSELS CIR.

WALKER ST. 13
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
320 North Lincoln Avenue
Loveland, CO 80537
p: 970.613.1447
www.tait.com
DRAWN:

DATE:

CHECKED:

DATE:

CONCEPTUAL STREET IMPROVEMENT PLANS
RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO.
19247 FOR THE SUBDIVISION OF APPROXIMATELY 151 GROSS
ACRES INTO 14 PARCELS WITHIN THE CYPRESS TOWN CENTER
AND COMMONS SPECIFIC PLAN 3.0 AREA LOCATED AT 4961
KATELLA AVENUE.

WHEREAS, the City Council of the City of Cypress has considered an application submitted by Los Alamitos Race Course (“Property Owner”) for Vesting Tentative Tract Map No. 19247 (“VTTM No. 19247”) to subdivide approximately 151 gross acres into 14 parcels within and adjacent to the Cypress Town Center and Commons Specific Plan 3.0 area located at 4961 Katella Avenue (the “Project”); and WHEREAS, the Project is intended to facilitate the future phased development of residential, commercial, open space, circulation, and public facility uses consistent with the Cypress Town Center and Commons Specific Plan 3.0; and WHEREAS, the Project requires approval of Vesting Tentative Tract Map No. 19247 and a Development Agreement by the City Council; and WHEREAS, in compliance with the requirements of the California Environmental Quality Act (“CEQA”), the City prepared Final Environmental Impact Report SCH No. 2025040377 (“Final EIR”) for the Project; and
WHEREAS, on July 14, 2026, the City Council certified the Final EIR, adopted Findings of Fact, a Mitigation Monitoring and Reporting Program, and a Statement of Overriding Considerations for the Project, all in accordance with CEQA; and WHEREAS, the City Council has reviewed and considered the Final EIR prior to considering approval of Vesting Tentative Tract Map No. 19247; and WHEREAS, on July 14, 2026, the City Council held a duly noticed public hearing and accepted testimony regarding the proposed Project and Vesting Tentative Tract Map No. 19247; and
WHEREAS, said tentative tract map has been reviewed by the City Engineer, Orange County Fire Authority, and applicable City departments, all of whom recommended approval subject to conditions; and
WHEREAS, the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City’s General Plan, the Cypress Municipal Code, and the Cypress Town Center and Commons Specific Plan 3.0; 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 public.

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

SECTION 1. The proposed Vesting Tentative Tract Map does not warrant denial pursuant to the Subdivision Map Act, the Cypress Municipal Code, the City’s General Plan, or the Cypress Town Center and Commons Specific Plan 3.0, because the City Council finds as follows:

A. The proposed subdivision is hereby found and determined to be consistent with the Cypress Town Center and Commons Specific Plan 3.0 land use designations and development framework.

B. The proposed subdivision is hereby found and determined to be consistent with the City of Cypress General Plan.

C. The site is hereby found and determined to be physically suitable for the type of development contemplated by the subdivision. The Project site is currently developed as a racetrack facility and is capable of accommodating future development consistent with the Specific Plan.

D. The site is hereby found and determined to be physically suitable for the proposed density and intensity of development. Future development within the subdivision will be governed by the Cypress Town Center and Commons Specific Plan 3.0 development standards and maximum development thresholds.

E. The design of the subdivision and proposed improvements are not likely to result in substantial adverse environmental impacts or substantial and avoidable adverse impacts to fish, wildlife, or to their habitat. Environmental impacts associated with the Project were fully analyzed in that certain Final Environmental Impact Report SCH No. 2025040377 and mitigation measures were adopted to reduce impacts to the extent feasible.

F. The design of the subdivision and type of improvements will not result in serious adverse public health impacts. Future development will be subject to all applicable local, regional, and state regulations related to public health, utilities, drainage, circulation, and emergency access.

G. The design of the subdivision and type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. Existing and proposed public easements and rights-of-way will be maintained or provided in accordance with applicable City standards and the approved tract map.

SECTION 2. The City Council hereby approves Vesting Tentative Tract Map No. 19247, subject to the conditions of approval attached hereto as Exhibit “A” and incorporated herein by this reference.

SECTION 3. Cypress Municipal Code Chapter 25, Article IX establishes submittal requirements for vesting tentative maps, including information and supporting materials related to proposed development, infrastructure, grading, utilities, drainage, and related improvements. The Municipal Code also authorizes the Director of Public Works/City Engineer to waive certain submittal requirements when those requirements are determined to be unnecessary, duplicative, or inapplicable to the proposed subdivision, provided the required findings can be made.

SECTION 4. The Property Owner has requested approval of VTTM 19247 without submitting all materials otherwise required by Chapter 25, Article IX of the Municipal Code. In connection with that request, the Property Owner has provided project information, supporting materials, and commitments through the Development Agreement intended to address the purpose of the outstanding submittal requirements.

Based on the record before the City, including the conditions of approval and obligations in the Development Agreement, the City finds that the waived submittal requirements are not necessary for approval of VTTM 19247, and that the waiver will not jeopardize public health, safety, or welfare or impair prudent public policy and decision-making.

SECTION 5. The City Council finds that the conditions of approval are necessary to protect the public health, safety, and welfare and to ensure consistency with the General Plan, the Cypress Town Center and Commons Specific Plan 3.0, and applicable provisions of the Cypress Municipal Code and Subdivision Map Act.

SECTION 6. This Resolution shall become effective immediately upon adoption by the City Council.

PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 14th day of July, 2026. _______________________________

MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________

CITY CLERK OF THE CITY OF CYPRESS

STATE OF CALIFORNIA )

COUNTY OF ORANGE ) SS
I, LISA BERGLUND, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the City Council held on the ___ day of ________, 2026, 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"
PROJECT TITLE: Vesting Tentative Tract Map Number 19247 ADDRESS: 4961 Katella Ave/CTCC SP 3.0

CONDITIONS OF APPROVAL

1. General Conditions

1.1. This approval is granted for Vesting Tentative Tract Map No. 19247 dated March 19, 2026, ("VTTM 19247”) on file with the Planning Division. The project shall conform to VTTM 19247, except as otherwise specified in these conditions. (Planning)

1.2. Unless and until the project applicant signs and returns a City-provided affidavit accepting these conditions of approval, the entitlement approved hereinabove will be of no force or effect.

1.3. The applicant shall defend, indemnify, and hold harmless, the City, its boards, commissions, or committees, its elected or appointed officials, agents, officers or employees, from and against any claims, demands, actions, causes of action, or proceedings against the City arising out of or related to the adoption, validity, or enforcement of, VTTM 19247, which action is brought within the time period provided in Government Code §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 the service upon the City of any claim, action, or proceeding brought within this time periods identified herein. (City Attorney)

1.4. The applicant’s contractor(s) shall provide the City with a Certificate of Insurance on a City approved certificate of insurance evidencing a comprehensive liability insurance policy with a combined single limit of not less than $500,000 each occurrence in connection with the work to be performed by the applicant’s contractor(s). Such certificate of insurance shall name the City, its City Council, City officers, members of City boards or commissions, City agents and employees, as additional Named Insureds with respect to any claim, action, damage, liability and expense, including attorneys’ fees, arising out of or related to the work to be performed under the development executed by the applicant’s contractor(s) and the 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. (City Attorney)

1.5. Within 48 hours of the approval of this project, the applicant shall deliver to the Community Development Department the required Fish and Wildlife impact fee in the form of a check payable to the County Clerk-Recorder, to enable the City to file the Notice of Determination pursuant to Fish and Wildlife Code §711.4 and California Code of Regulations, Title 14, section 753.5. (Planning)

1.6. These conditions of approval are in addition to, and do not supersede, amend, or limit, any obligations, requirements, or timing provisions set forth in the Development Agreement for the project. The applicant/property owner shall comply with both these conditions of approval and the Development Agreement approved with respect to the Exhibit “A”
Project Title VTTM 19247 Page 2
Conditions of Approval
 Community Development Department  Planning Division  project. In the event of any inconsistency these conditions of approval and the provisions of the Development Agreement shall control. (Planning, City Attorney)

1.7. These conditions of approval shall be binding upon the applicant, property owner, and their successors, transferees, and assigns. The obligations set forth herein shall run with the land and shall apply to all future owners and developers of the property subject to VTTM 19247, unless modified by the City in accordance with applicable law. (Planning, City Attorney)

1.8. If the Development Agreement allows dedication or conveyance of land to the City in lieu of payment of deferred park fees, the City shall not be obligated to accept such land unless and until the City determines, in its sole discretion, that the parcel is suitable for the intended public purpose. Prior to City acceptance, the applicant/property owner shall provide all title documents, environmental information, grading information, and improvement plans requested by the City, and shall satisfy any conditions required by the City regarding demolition, clearing, grading, access, drainage, environmental condition, maintenance, and public safety. (Planning, Engineering, City Attorney)

1.9. It is intended that a final map will be recorded with respect to VTTM 19247 and that "B" final maps will be recorded with respect to specific development projects on portions of the property subject to VTTM 19247. Therefore, as determined by the City, some of the conditions of approval below that reference the "final map" shall be deemed to mean and refer to the final map with respect to VTTM 19247 ("19247 Final Map"), and other references to the "final map" mean the applicable "B" final map with respect to a specific development project. The subdivider may satisfy applicable conditions of approval relating to the "final map" with respect to "B" final maps for specific development projects, as determined by the City, except where a condition of approval clearly relates to the 19247 Final Map, which means, without limitation, that (a) where applicable, the obligations with respect to a condition of approval shall be apportioned on a pro-rata basis among specific development projects, (b) the subdivider shall not be required to pay any fees or charges, submit any plans, construct any offsite or other public improvements, bond for the same, or plant any landscaping that is not directly related to the applicable development project, and (c) all required dedications of easements and construction of on-site private streets and off-site public improvements shall occur on a development project-by-development project basis.

2. Planning

2.1. All mitigation measures within the Final Environmental Impact Report (EIR) are conditions of approval for this project. Prior to issuance of any grading or building permit associated with implementation of the project, the applicant shall demonstrate compliance with the applicable requirements in the adopted Mitigation Monitoring and Reporting Program (MMRP), to the satisfaction of the Community Development Department. (Planning)

2.2. All CC&R’s and any Reciprocal Easement Agreements shall be submitted to the City (prior to recordation) for review, recommendation, and approval to assure the continuous maintenance applicability, responsibility, and enforceability. (Planning) Exhibit “A”
Project Title VTTM 19247 Page 3
Conditions of Approval
 Community Development Department  Planning Division 

3. Signage

3.1. This approval includes two freestanding entrance monument signs: one located at Katella Avenue and Siboney Street within the existing landscape median, and one located at the southeast corner of Cerritos Avenue and Moody Street. Each sign shall be approximately 12 feet long by 20 feet high and shall display “The Commons.” (Planning)

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

3.3. The property owner or developer shall not erect or display on the subject property any signs which have not been approved in writing by the Community Development Department. The installation and method of sign illumination shall be reviewed and approved by the Planning Division and the Building and Safety Division. (Planning)

4. Landscaping

4.1. A detailed landscape and automatic irrigation plan shall be submitted to the Cypress Planning Division for review and approval at least 30 days prior to installation. In addition, a bond shall be posted with Public Works to guarantee against defects in plant materials and workmanship for work within the public right-of-way, 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)

4.2. All landscape areas shall comply with the City’s water efficiency ordinance as well as the water efficient requirements of the Cypress Zoning Code. (Planning)

4.3. 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. Property Maintenance

5.1. All walls, fences, and trash enclosures shall be maintained free of significant surface cracks, dry rot, warping, missing panels or blocks, graffiti, or other conditions that detract from the appearance of the property. (Planning)

5.2. 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)

5.3. Each vacant lot shall be enclosed with fencing and screening along its property lines in a manner that secures the lot from unauthorized access and maintains the property in a clean, neat, and orderly condition. All fencing and screening shall be maintained in good condition. Any images, logos, branding, or other custom fence screening shall require review and approval by the Community Development Department. (Planning)

5.4. The property shall be maintained free of the accumulation of trash and debris. Trash Exhibit “A”
Project Title VTTM 19247 Page 4
Conditions of Approval
 Community Development Department  Planning Division  and debris associated with the permitted uses are to be stored solely in designated trash enclosures. (Planning)

6. Orange County Fire Authority

6.1. 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 OCFA. The development review does not imply or express approvals on any subsequent plan submittal. (OCFA)

6.2. 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. (OCFA) Prior to issuance of precise grading permit, or, at the discretion of the planning department, prior to approval at public hearing if this precedes map approval or grading permit issuance:
• Environmental Impact Report (service code PR100)
• Map Review (service code PR110)
Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required:
• Fire Master Plan (service code PR145)
• Demonstrating a fire flow of 4,000 g.p.m. at 20 p.s.i. for 4 hours Prior to issuance of a building permit:
• Architectural Plans (service codes PR200-PR272)
• Underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475)
• Fire sprinkler system (service codes PR400-PR465)
Prior to concealing interior construction:
• Fire alarm system (service code PR500-PR520)
• Hood and duct extinguishing system (service code PR335)

6.3. Emergency Access Easements: Irrevocable reciprocal access easements for emergency access purposes to the benefit of the City of Cypress shall be recorded concurrently with the final map and the final map will be submitted to the OCFA for clearance. (OCFA)

6.4. Secured Fire Protection Agreement: Prior to clearance of a final map for recordation, or issuance of a building permit, whichever comes first, the applicant or responsible party shall enter into a secured fire protection agreement with OCFA Strategic Services (714-573-6199) to mitigate additional fire service impacts resulting from the project. (OCFA)
Exhibit “A”
Project Title VTTM 19247 Page 5
Conditions of Approval
 Community Development Department  Planning Division 

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

6.6. Pre-submittal Meeting: Prior to issuance of grading permit or submittal of any fire master plans or architectural plans to the OCFA, the applicant or responsible party shall attend a pre-submittal meeting with an OCFA plan reviewer. Call OCFA Planning & Development Services at 714-573-6108 at least two weeks in advance to arrange for scheduling and payment for the pre-submittal meeting. (OCFA)

6.7. Preconstruction Meeting: Before commencement of construction, the applicant or responsible party shall attend a pre-construction meeting with an OCFA inspector.

Call OCFA Inspection Scheduling at 714-573-6150 at least five days in advance to schedule and pay for the pre-construction meeting. (OCFA)

6.8. 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. (OCFA)

6.9. Emergency Responder Digital Radio System: The applicant shall provide evidence of compliance with emergency responder digital radio system performance criteria prior to occupancy. Buildings shall be equipped with an emergency responder digital radio system per the requirements of the Orange County Sheriff’s DepartmentCommunications & Technology Division. (OCFA)

7. Engineering

7.1. That all engineering requirements of the City of Cypress, including preparation of improvement plans and installation of all improvements such as curbs and gutters, sidewalks, street grading and pavement, sewer and drainage facilities, or other appurtenant work shall be complied with as required by the City Engineer and in accordance with specifications on file in the Office of the City Engineer, as may be modified by the City Engineer; and, that security in the form of a bond, certificate of deposit, letter of credit, completion guarantee, or cash, in an amount and form satisfactory to the City of Cypress, shall be posted with the City to guarantee the satisfactory completion of said improvements. Said security shall be posted with the City prior to the issuance of a building permit or final map approval, whichever occurs first, to guarantee the installation of the related improvements prior to final building and zoning inspections in accordance with an approved construction phasing plan. In the event the developer’s contractor and/or subcontractor fails to diligently prosecute the work within the public right-of-way, the City reserves the right, in its reasonable discretion, to issue a stop work notice and to provide a substitute contractor and/or subcontractor to complete said work at the sole cost and expense of developer. (Engineering)
Exhibit “A”
Project Title VTTM 19247 Page 6
Conditions of Approval
 Community Development Department  Planning Division 

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

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

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

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

7.6. The applicant will be subject to, but not limited to, the following fees on the latest Cypress Master Fee Schedule (at the time of permit application):
• Building/mechanical/electrical/plumbing permit and plan check fees • Citywide and regional traffic impact fees
• Grading and Public Works permit and plan check fees
• Park Development Fee
• Orange County Sanitation District – Sewer Connection Fees (Engineering)

8. Landscaping within the Public Right-of-Way

8.1. The applicant or successor in interest shall maintain all landscaping, irrigation, and trees planted in the public right-of-way located along the frontages of their properties, and the roadway parkways and medians in a working, healthy and safe condition. (Engineering, Maintenance)

8.2. Within 90 days after recordation of the final map and prior to City's acceptance of the Moody Street dedication, the applicant shall establish a new maintenance agreement, amend the existing maintenance agreement, or otherwise provide documentation acceptable to the City confirming that the existing maintenance obligations will remain in effect for the maintenance of the Moody Street frontage along 5155 and 5233 Exhibit “A”
Project Title VTTM 19247 Page 7
Conditions of Approval
 Community Development Department  Planning Division  Katella Avenue and ensuring the continuing maintenance obligation with Shea Properties after the City’s acceptance of the public roadway dedication.

9. Sewer and Wastewater

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

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

9.3. Prior to the recordation of the subdivision map, the applicant shall construct the proposed public sewer lines meeting the requirements of the City Design Standards for Sewer Facilities and must be approved by the City Engineer. (Engineering)

9.4. All sewer lines (including mains and laterals) within private lots/properties shall be private sewer lines and shall be owned, 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)

9.5. Prior to the acceptance of any future public sewer lines for City operation and maintenance, the applicant shall grant applicable easements to the City as needed. (Engineering)

10. Street Trees

10.1. Trees shall be planted within the public right of way in accordance with the approved street landscape plan subject to the approval of the City Engineer. (Engineering)

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

10.3. The applicant or successor in interest shall maintain and irrigate all trees in the public right-of-way to maintain the trees in a healthy and safe condition. (Maintenance)

11.Street Lighting

11.1. The applicant shall install new street lighting on Moody Street, Vessels Circle, and Lexington Drive (east side) with energy efficient LED fixtures. Street light poles, standards, fixtures, spacing, illumination and details shall be approved by the City Engineer and meet the City of Cypress and Southern California Edison design standards and requirements. The applicant shall administer, coordinate, and perform all actions necessary to design, construct, and deliver approved street lighting on all proposed public roadways.

Exhibit “A”
Project Title VTTM 19247 Page 8
Conditions of Approval
 Community Development Department  Planning Division 

12.Streets

12.1. The applicant shall construct extensions of Moody Street and Vessels Circle within the project limits as shown on VTTM 19247 and described in the Development Agreement.

All improvements shall be constructed in accordance with Cypress Public Works standards and specifications and the Traffic Study for the project dated January 2026, prepared by Kimley-Horn and Associates, Inc., and approved by the City ("Traffic Study"), to satisfaction of the City Engineer.

12.2. Prior to the issuance of any certificate of occupancy for project improvements on Lot 2 in VTTM 19247, the applicant shall widen Lexington Drive to the ultimate right-of-way from Cerritos Avenue to the south property line of Lot 2 in VTTM 19247. All improvements shall be constructed in accordance with Cypress Public Works standards and specifications to satisfaction of the City Engineer.

12.3. For all roadway construction, structural sections shall be based on the recommendations of a soils report which has been reviewed and approved by the City Engineer. All design shall be in conformance with the County of Orange Highway Design Manual and City of Cypress standards. Attention is directed that street structural sections shall be determined by using an applicable Traffic Index, but shall be not less than four inches asphalt concrete over six inches of asphalt base. The minimum flow line grade in streets shall be two-tenths percent, and the minimum A.C. cross fall shall be two percent. (Engineering) (Street Structural Sections)

12.4. Prior to the recordation of the applicable "B" final maps for specific development projects, the applicant shall install new driveway approaches that are compliant with the American Disabilities Act. 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.
(Engineering)

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

Exhibit “A”
Project Title VTTM 19247 Page 9
Conditions of Approval
 Community Development Department  Planning Division 

12.6. 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)

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

13. Subdivisions

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

13.2. Prior to the recordation of the final map, the developer shall place on the map an offer of irrevocable dedication, in a form and language acceptable to both the City Engineer and City’s Development Attorney, for the extensions of Moody Street and Vessels Circle, and widening of Lexington Drive. The roadways shall be owned and maintained as private streets until acceptance of the offer and the streets are constructed to the City’s public street standards as determined by the City Engineer. (Engineering)

13.3. All proposed street names for newly created streets, whether public or privately owned, shall be subject to the approval of the City. The developer shall submit to the Planning Director a list of three proposed names and the new street names shall be taken from this list or as recommended by City staff. New streets that align with existing streets shall use the existing street name. Building addresses shall be assigned by the City Building Division. (Planning, Engineering, Building & Safety) (Street Names)

13.4. The applicant shall quitclaim or terminate the access easement for the Los Alamitos Race Course (Parcel C of VTTM 19247) located on the Lexington Park property at 4600 W. Cerritos Avenue.

13.5. Subject to any required City approval, prior to the issuance of any permits for the construction of project improvements on Lots 5 and 6 in VTTM 19247, the applicant or a developer shall record documentation sufficient to cause the merger of Lots 5 and 6 in VTTM 19247.

13.6. Subject to any required City approval, within one hundred eighty (180) days after the recordation of the 19247 Final Map (or the portion thereof that is applicable to Lots 8 and 9 in VTTM 19247, the applicant or a developer shall cause Grace Community Church of Cypress ("Grace") to record documentation sufficient to either: (i) cause the merger of Lots 8 and 9 in VTTM 19247; or (ii) create a lot tie for Lots 8 and 9 in VTTM 19247.

Exhibit “A”
Project Title VTTM 19247 Page 10
Conditions of Approval
 Community Development Department  Planning Division 

14. Traffic

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

14.2. The applicant shall construct, modify or install the following improvements in accordance with Cypress Public Works standards/specifications and the Traffic Study. The timing of the improvements shall be prescribed in Exhibit D to the Development Agreement.

1. Ball Road at Moody Street:
• Add one additional mast arm indication for the northbound and southbound approaches.

2. Ball Road at Walker Street:
• Restripe the EB/WB approaches to provide one left-turn lane, two through lanes, and one dedicated right-turn lane.
• Shift the westbound exit lanes north.

3. Cerritos Avenue at Moody Street:
• Widen and restripe EB approach to provide an exclusive right-turn lane. • Restripe SB approach to provide 2 lefts, 1 through, and 1 shared through/right lane.
• NB approach to provide 2 lefts, 1 through, and 1 shared/through right lane. • Modify traffic signal to provide protected left-turn phasing for the northbound/southbound approaches.
• Provide a crosswalk on the east leg of the intersection. • Provide bike lanes on Moody Street.

4. Cerritos Avenue at Valley View Street
• Modify traffic signal to provide NB right-turn and SB right-turn overlap phasing.
• Modify striping to extend EB left-turn pocket storage.

5. Vessels Circle at Walker Street
• Modify traffic signal to add EB right-turn overlap phasing. • Modify striping to extend NB and EB pocket storage.
• Widen Vessels Circle by 10 feet on the south side for 650 feet west of Walker Street.
• Widen the westbound receiving lane by 3 feet on the north side for 600 feet west of Walker Street.
• Modify the traffic signal as necessary to accommodate the widening of Vessels Circle.

6. Vessels Circle at Moody Street
• Install traffic signal with safety lighting, CCTV monitoring, and fiber optic communications connecting to the City’s traffic signal network. • NB approach to provide 1 left, 2 throughs, 1 right.
• SB approach to provide 1 left, 1 through, 1 through/right. • WB approach to provide 1 left, 1 through, 1 right.
• EB approach to provide 1 left, 1 through/right.

Exhibit “A”
Project Title VTTM 19247 Page 11
Conditions of Approval
 Community Development Department  Planning Division  • Provide bike facilities on both Moody Street and Vessels Circle.

14.3. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Traffic Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing 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)

15. Utilities

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

15.2. The applicant shall install all new underground utility services prior to the installation of the final 2-inch cap of the asphalt pavement. All new asphalt pavement shall have a moratorium of 3 years. (Engineering)

15.3. All new utility meters shall be installed on private property and shall not be located on any existing or future public right of way. (Engineering)

15.4. 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)

15.5. All proposed utility, storm drain, or sewer connections shall be reviewed and approved by the agency or utility who owns and operates the service. (Engineering)

16. Drainage

16.1. Prior to issuance of any grading/drainage permits for specific development projects within the property subject to VTTM 19247, at the direction of the City Engineer, the applicant shall submit a grading plan for approval signed and stamped by a registered California civil engineer and using actual grades from an Orange County Surveyor's Benchmark. (Engineering)
The applicant shall ensure the following requirements are met:
• Drainage is solved to the satisfaction of the City Engineer and Building Official. • The Grading Plan is consistent with the Water Quality Management Plan, Site Plan and any Improvement Plan for proposed public storm drains. • Submittal of a Preliminary Grading Plan if deemed necessary by the City Engineer. • The topography of the area surrounding this development shall be made to establish existing drainage flow patterns.
• The minimum slope standards are met for 1% for landscape areas, AC parking areas 1.5%, Concrete 2%.
• All surface runoff and subsurface drainage directed to the nearest acceptable drainage facility, as determined by the City Engineer.

Exhibit “A”
Project Title VTTM 19247 Page 12
Conditions of Approval
 Community Development Department  Planning Division  • 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.

16.2. Prior to the issuance of any demolition permits for storm drainage features and improvements on the Property that currently accommodate drainage from Lot 9 in VTTM 19247, the applicant shall construct a stormwater detention basin and pump station, consistent with the Master Plan of Drainage for Specific Plan 3.0 Buildout Project dated March 11, 2026, prepared by Tait & Associates, Inc., and approved by the City ("Master Plan of Drainage"), on Lot 8 in VTTM 19247 or at another location approved by the City. The applicant and Grace Church shall execute and record an amendment to that certain Declaration of Drainage Easement recorded in 2010 to clarify that (a) the stormwater drainage for Lots 8 and 9 in VTTM 19247 will no longer flow to the property, (b) the applicant or a developer will construct a new detention basin/pump station for that purpose on Lot 8 or another location approved by the City and (3) Grace Church shall be responsible for the operation and maintenance of such drainage improvements.

16.3. The applicant shall construct a stormwater detention basin and pump station on Lots 5/6 in VTTM 19247 in accordance with the Master Plan of Drainage, City standards and the Development Agreement and as approved by the City Engineer. The stormwater detention basin will be privately owned and maintained by an association.

The pump station shall be City owned, maintained, and operated. The City may shall form an assessment district to fund the maintenance, operation, repair, and replacement of the pump station as described in the Development Agreement. The applicant shall grant any easement(s) necessary for the City to maintain and operate the pump station. The applicant shall additionally grant easements to the City to allow for the discharge of stormwater from portions of the Moody Street extension to the Lots 5/6 detention basin as preliminarily proposed in the Master Plan of Drainage.

16.4. The applicant shall construct all necessary storm drain improvements or relocations to facilitate roadway improvements for Vessels Circle, Moody Street, and Lexington Drive consistent with the Master Plan of Drainage. All storm drain improvements shall be reviewed and approved by the City Engineer and shall meet City standards. The applicant or developers shall obtain approval from the City of Los Alamitos for the proposed storm drain connection at Lexington Drive prior to issuance any permits for Lot 2 or recordation of “B” final map for Lot 2.

16.5. Prior to the issuance of any construction permits for any project improvements on Lot 3 or 4, the applicant and Cottonwood Christian Center or its successor in interest shall execute and record an amendment to the existing an existing Easement Agreement recorded in 2007 to include the right to discharge stormwater from Lots 3 and 4 of VTTM 19247 into the existing 48" private storm drain on Cottonwood's property, in a form acceptable to the City.

Exhibit “A”
Project Title VTTM 19247 Page 13
Conditions of Approval
 Community Development Department  Planning Division 

16.6. Any proposed stormwater drainage or storm drains which cross property line(s) shall require drainage easements to be executed and recorded prior to the issuance of applicable grading permits, unless existing drainage easements or agreements are in effect.

17. Storm Water Quality – National Pollutant Discharge Elimination System

17.1. 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.

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

Applicable WQMP projects must also:
• Utilize the City’s current WQMP template;
• Utilize the City’s online WQMP application system for submittal; • Address site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing connected impervious areas, creating reduced or zero discharge areas, and conserving natural areas; • Incorporate Routine Source Control BMPs as defined in the DAMP; • Include post-construction Treatment Control BMP(s) as defined in the DAMP; • Include and Operations and Maintenance (O&M) Plan that (1) describes the long- term 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.

17.3. Prior to issuance of and grading or building permits, the applicant must submit a certified copy of the approved Final Water Quality Management Plan (WQMP) along with the final approved Grading Plan and all other supporting documentation on a USB flash drive in a single digital file (pdf) format acceptable to the City Engineer.

The Final WQMP Submittal and subsequent approval of the Preliminary Water Quality Management Plan does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the DAMP and OC Exhibit “A”
Project Title VTTM 19247 Page 14
Conditions of Approval
 Community Development Department  Planning Division  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.

17.4. 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 approved WQMP and O&M Plan attached; or

3. The final approved Water Quality Management Plan (WQMP) and Exhibit “A”
Project Title VTTM 19247 Page 15
Conditions of Approval
 Community Development Department  Planning Division  Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures).

17.5. 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.

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

17.7. 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.

17.8. Pet waste collection systems or dispensers, which hold bags for pet owners to use to pick up waste, must be installed in close proximity to trash receptacles in all common use areas. Regular refuse collection and resupply of pickup bags must be conducted by property owner or homeowner’s or business owner’s association.

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

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

17.11. 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.

Exhibit “A”
Project Title VTTM 19247 Page 16
Conditions of Approval
 Community Development Department  Planning Division  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.

17.12. The owner is responsible for maintaining and operating all on-site private improvements.

17.13. The owner or association shall maintain all post-construction stormwater quality improvements per the approved Water Quality Management Plan (WQMP).

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

17.15. 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.

17.16. 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.

17.17. 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.

17.18. Any site plan review 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.

17.19. 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.

17.20. 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.

17.21. 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.

17.22. 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 post-construction BMPs must be devices that are State certified for full- Exhibit “A”
Project Title VTTM 19247 Page 17
Conditions of Approval
 Community Development Department  Planning Division  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.

18.Building and Safety

18.1. 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)

18.2. 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)

18.3. 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)

18.4. 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)

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

19.Solid Waste

19.1. 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)

19.2. 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)

19.3. The applicant shall not install a trash compactor at the site without first having received written approval from the City’s solid waste hauler. (Public Works) 1 RESOLUTION NO.

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

CALIFORNIA, CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT SCH NO. 2025040377; ADOPTING CEQA FINDINGS OF FACT, A

MITIGATION MONITORING AND REPORTING PROGRAM, AND A
STATEMENT OF OVERRIDING CONSIDERATIONS; AND APPROVING

ENVIRONMENTAL CLEARANCE FOR THE REASONABLE BUILDOUT

OF THE CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN

3.0 PROPERTY LOCATED AT 4961 KATELLA AVENUE.

WHEREAS, the City Council of the City of Cypress has considered an application submitted by Los Alamitos Race Course (“LARC”) (“Developer”) for the reasonable buildout of the Cypress Town Center and Commons 3.0 Specific Pan including the subdivision of 151 gross acres into 14 parcels and a Development Agreement (“DA”); and WHEREAS, the foregoing project requires approval of a Vesting Tentative Tract Map (“VTTM No. 19247”) and a Development Agreement that required the preparation of an Environmental Impact Report ; and
WHEREAS, a Notice of Preparation (NOP) was circulated for comment to the public, responsible, and trustee agencies for a 30-day public review period between April 4, 2025 and May 5, 2025, during which time the City held a public scoping meeting on April 16, 2025; and
WHEREAS, the Notice of Availability (“NOA”) for the Draft Environmental Impact Report (“Draft EIR”) was issued on March 16, 2026, and the Draft EIR was circulated for public review from March 16, 2026 through April 30, 2026; and WHEREAS, following the close of the public review period, the Final Environmental Impact Report (“Final EIR”) was prepared, which includes written responses to the comments received during the public review period; and
WHEREAS, the responses to comments on the Draft EIR are full and complete in compliance with California Environmental Quality Act (“CEQA”). The responses to comments do not detrimentally affect the analysis in the Draft EIR, and do not require the recirculation of information; and
WHEREAS, the City Council now desires to adopt a resolution (1) adopting the findings required by CEQA Guidelines, Section 15091; (2) certifying the Final EIR for the Proposed Project; (3) adopting the proposed mitigation monitoring and reporting program, and (4) adopting a statement of overriding considerations, pursuant to CEQA; and 2 WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, HEREBY FINDS, RESOLVES AND ORDERS AS FOLLOWS:

Section 1. Recitals. The City Council hereby specifically finds that all of the facts set forth in the recitals above of this Resolution are true and correct and the same are specifically incorporated herein.

Section 2. Administrative Record. All evidence introduced before the City Council at the public hearing on the Final EIR held on July 14, 2026, are hereby incorporated into the record of this proceeding, including all documents specified under applicable State law, and shall comprise the entire record of proceedings for any claims under CEQA.

Section 3. Final EIR Contents. The Final EIR consists of the following:
a) The Final EIR including all Technical Appendices attached; b) The Draft EIR including all Technical Appendices attached; c) The Notice of Preparation and comments received in response to the Notice of Preparation;
d) The Mitigation Monitoring and Reporting Program;
e) Additions and corrections to the remaining portions of the Draft EIR that have been made pursuant to public comments;
f) Comments received on the Draft EIR with Responses to each of the Comments made;
g) The Notice of Completion and Availability of the Draft EIR for public review; and
h) Any other information added by the Lead Agency.
(All hereafter collectively referred to collectively as the “EIR”) Section 4. Accompanying Documents To EIR. Documents that shall accompany and be part of the EIR are:
a. Mitigation Monitoring and Reporting Program;
b. Findings of Fact; and
c. Statement of Overriding Considerations.

Section 5. Certification Of Compliance With CEQA. The City Council does hereby finds and determines the EIR (Exhibit “1” to this Resolution, a copy which is on file with the Planning/Community Development Department), the Findings of Fact and the Statement of Overriding Considerations (Exhibit “2” to this Resolution), and the Mitigation 3 Monitoring and Reporting Program (Exhibit “3” to this Resolution) have been prepared in accordance with requirements of CEQA, and the CEQA Guidelines.

Section 6. CEQA Findings of Fact, Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations.
a) Adoption of Findings of Fact. The City Council does hereby approve, accepts as its own, incorporate as if set forth in full herein, and make each and every one of the findings contained in the Findings of Fact, Exhibit “2” of this Resolution, a copy of which is on file in the Planning/Community Development Department. b) Certification of Environmental Impact Report. The City Council hereby certifies (1) the EIR has been completed in compliance with CEQA; (2) that it has reviewed and considered the information contained in the EIR prior to approving the project; and (3) that the EIR reflects the City Council’s independent judgment and analysis. c) Adoption of Statement of Overriding Considerations. The City Council finds and determines that, even with the incorporation of all feasible mitigation measures, certain significant and unavoidable environmental impacts associated with the Proposed Project will remain. These impacts include air quality emissions, impacts to cultural resources, and transportation impacts associated with future development that may occur under the Proposed Project. Accordingly, the City Council hereby adopts the Statement of Overriding Considerations set forth in Exhibit “2” to this Resolution and finds that the economic, legal, social, and other benefits of the Proposed Project outweigh and render acceptable the Project’s unavoidable adverse environmental impacts. The City Council further finds and determines these overriding considerations apply to the Proposed Project as approved, or as may be modified or amended by the City Council. d) Adoption of Mitigation Monitoring and Reporting Program. As required by applicable State law, the City Council hereby adopts the Mitigation Monitoring and Reporting Program set forth in Exhibit “3” of this Resolution. The City Council finds that the Program is designed to ensure that, during project implementation, the City and any other responsible parties implement the project components and comply with the mitigation measures identified in the Findings of Fact and the Mitigation Monitoring and Reporting Program.

Section 7. Effective Date of Resolution. This Resolution shall become effective immediately. The Community Development Department is directed to file a Notice of Determination.
4 PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 14th day of July, 2026. _______________________________

MAYOR OF THE CITY OF CYPRESS
ATTEST:
_________________________________

CITY CLERK OF THE CITY OF CYPRESS

STATE OF CALIFORNIA )

COUNTY OF ORANGE )SS
I, LISA BERGLUND, 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, 2026, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS
5 EXHIBIT “1”

ENVIRONMENTAL IMPACT REPORT
(PROVIDED AS A SEPARATE DOCUMENT)
6 EXHIBIT “2”

CEQA FINDINGS OF FACT
AND

STATEMENT OF OVERRIDING CONSIDERATIONS

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FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS

FOR THE FINAL ENVIRONMENTAL IMPACT REPORT
FOR THE SPECIFIC PLAN 3.0 BUILDOUT PROJECT
(CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT AND VESTING TENTATIVE TRACT MAP NO. 19247)
STATE CLEARINGHOUSE NO. 2025040377
The Final Environmental Impact Report (Final EIR) prepared by the City of Cypress (City) for the Specific Plan 3.0 Buildout Project (proposed project) consists of the March 2026 Draft Environmental Impact Report (Draft EIR) and June 2026 Response to Comments on the Draft EIR.

The Final EIR identifies significant environmental impacts that will result from implementation of the proposed project. The City finds that the adoption of mitigation measures identified in the Final EIR as part of the proposed project approval will reduce all but the following significant environmental effects (impacts) to levels that are less than significant: air quality, cultural resources, and transportation. For those impacts, no feasible mitigation measures have been identified to reduce the impacts to a less than significant level. Mitigation measures have been identified and included but would not reduce impacts to a level of less than significance; therefore, these impacts will remain significant and unavoidable. These Findings contain a Statement of Overriding Considerations that demonstrates why the benefits of the proposed project outweigh the unavoidable adverse environmental effects and are therefore acceptable.

As required by the California Environmental Quality Act, Public Resources Code (PRC) Section 21000 et seq. (CEQA) and the State CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et seq. (State CEQA Guidelines), the City, in addition to adopting these CEQA Findings and Statement of Overriding Considerations, also adopts a Mitigation Monitoring and Reporting Program (MMRP) for the proposed project. In adopting the MMRP, the City finds that it meets the requirements of PRC Section 21081.6 by providing for the implementation and monitoring of measures intended to mitigate potentially significant environmental effects of the proposed project.

In accordance with CEQA and the State CEQA Guidelines, the City adopts these findings as part of the project approval. Pursuant to PRC Section 21082.1(c)(3), the City also finds that the Final EIR reflects the City’s independent judgment as the lead agency for the proposed project.

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1.0 INTRODUCTION

1.1 FINDINGS OF FACT
CEQA requires that the environmental impacts of a project be examined and disclosed prior to approval of a project. Pursuant to Section 15091(a) of the State CEQA Guidelines, no public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:

1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.

3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

Having received, reviewed and considered the Final EIR prepared for the Specific Plan 3.0 Buildout Project (proposed project), State Clearinghouse (SCH) No. 2025040377; as well as all other information in the record of proceedings on this matter, the following Findings Regarding the CEQA Documents for the proposed project are hereby adopted by the City.

1.2 DOCUMENT FORMAT
These Findings have been categorized into the following sections:

1. Section 1.0 provides an introduction to these Findings.

2. Section 2.0 provides a summary of the proposed project, overview of other discretionary actions required for the proposed project, and a statement of project objectives.

3. Section 3.0 provides a summary of those activities that have preceded the consideration of the Findings for the proposed project as part of the environmental review process, and a summary of public participation in the environmental review for the proposed project.

4. Section 4.0 sets forth findings regarding those potentially significant environmental impacts identified in the CEQA Documents which the City has determined to be less than significant with the implementation of project design features.

5. Section 5.0 sets forth findings regarding those significant or potentially significant environmental impacts identified in the CEQA Documents which the City has determined can S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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6. Section 6.0 sets forth findings for significant and unavoidable project impacts.

7. Section 7.0 sets forth findings regarding growth-inducing impacts.

8. Section 8.0 sets forth findings regarding alternatives to the proposed project.

9. Section 9.0 contains findings regarding the Mitigation, Monitoring and Reporting Program (MMRP) for the proposed project.

10. Section 10.0 contains other relevant findings adopted by the City with respect to the proposed project.

11. Section 11.0 contains the Statement of Overriding Considerations for the proposed project.

The Findings set forth in each section herein are supported by findings and facts identified in the administrative record of the proposed project.

1.3 CUSTODIAN AND LOCATION OF RECORDS
The documents and other materials that constitute the administrative record for the City’s actions regarding the proposed project are located at the City of Cypress Community Development Department, located at 5275 Orange Avenue, Cypress, California 90630. The City is the custodian of the administrative record for the proposed project.

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2.0 PROJECT SUMMARY

2.1 PROJECT DESCRIPTION AND LOCATION
The proposed project analyzed in the Draft EIR consists of the reasonably foreseeable buildout of a portion of the area governed by the Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan) that includes approximately 134 acres of land (Buildout Area) in the City of Cypress. The City of Cypress voters approved the Specific Plan on November 5, 2024, pursuant to "Measure S" as part of the Housing Element Implementation Project. The proposed project includes the approval of Vesting Tentative Tract Map No. 19247 (VTTM 19247). VTTM 19247 includes lots with a total land area of approximately 151.6 acres. The land subject to VTTM 19247 is greater than the Buildout Area as VTTM 19247 includes Lots 8 and 9 (17.55 acres), which are, or will be, part of the Grace Church property, which is located outside the area governed by the Specific Plan. The environmental analyses in the Draft EIR do not consider future development on Lots 8 and 9 of VTTM 19247.

In addition, the proposed project does not consider the development of two discrete portions of the land subject to the Specific Plan, which include (1) seven acres of land within the area governed by the Specific Plan (Melia Property) that Melia Homes has previously developed as the Belmont residential project (State Clearinghouse [SCH] 2020099025) and (2) nine acres of land on which the City has previously developed Lexington Park.

The proposed project evaluated in this EIR includes 1,791 residential units and 440,000 square feet of non-residential uses that could occur within the Buildout Area, as detailed below. • Residential Development: The Specific Plan allows for a maximum of 1,926 residential units, including the units allowed on the seven-acre Melia Property. Melia Homes previously developed the Belmont residential project with 135 units on the Melia Property. Therefore, an additional 1,791 residential units (1,926 minus 135) may be developed within the Buildout Area. • Non-Residential Development: The Specific Plan permits an aggregate maximum of 879,170 square feet of non-residential floor area within the Buildout Area. However, it is anticipated that, based on current and reasonably foreseeable future market conditions, the buildout of the Buildout Area will include substantially less than 879,170 square feet of non-residential development. Therefore, the environmental analyses in the Draft EIR are based in part on the assumption that only 440,000 square feet of non-residential development will occur within the Buildout Area. This represents approximately 50 percent of the maximum amount of permitted non-residential development. If non-residential development that cumulatively exceeds 440,000 square feet is later proposed within the Buildout Area, additional environmental review in accordance with the provisions of CEQA and the State CEQA Guidelines may be required if and to the extent such non-residential development requires any discretionary action by the City. • Development of Lot 14: Melia Homes has proposed a project (Lot 14 Project) on the entirety of Lot 14 in proposed VTTM 19247, which includes approximately 7.33 acres of land. The Lot 14 Project includes the further subdivision of proposed Lot 14 into 8 lots (Lots 1–6, A and B) for condominium purposes for the construction and sale of 112 attached townhomes, with S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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The analyses in the Draft EIR are based on the assumed development of Lot 14 with 128 residential units and a portion of the 440,000 square feet of non-residential development that is anticipated to occur in the Buildout Area. Given that the Lot 14 Project includes only 112 residential units (fewer than the 120 residential units assumed for analytical purposes in this EIR) and no non-residential uses, the environmental analyses in this EIR fully account for the proposed Lot 14 Project and are conservative in that they overstate the environmental impacts associated with the development of Lot 14.

VTTM 19247 would divide the Buildout Area and other land currently owned by Grace Church into 14 numbered lots. The numbered lots would accommodate the development of residential, nonresidential and park and recreational uses. VTTM 19247 also includes existing Siboney Street, land that would be used to expand a portion of Lexington Drive adjacent to Lot 1 and Lexington Park, the further extension of Vessels Circle between Lots 7 and 12 and the extension of Moody Street to connect to Siboney Street, with Siboney Street becoming part of Moody Street.

In accordance with the approved Specific Plan, the proposed project evaluated in the Draft EIR includes residential development on Lots 2 through 4, 7, and 10 through 14, non-residential development on Lots 10 through 14, and the development of park and recreational improvements on Lots 1, 5, and 6 (as well as two additional acres within the Specific Plan that will be specified in the future).

Development on Lots 1, 5, and 6 is limited to park and recreational uses. The Public Park District includes 18.2 of specifically identified land, which includes the nine acres of land that the City previously developed as Lexington Park following its approval as the Cypress Sports Park Project (SCH No. 2019089093).

The proposed project evaluated in the Draft EIR does not assume any development on Lots 8 and 9.

Grace Church owns Lot 9 where its existing church facilities are located. It is anticipated that Grace Church would acquire Lot 8 from Los Alamitos Race Course (LARC) in exchange for transferring ownership of Lots 5 and 10 to LARC. Following this anticipated land swap, Grace Church would own Lots 8 and 9, which collectively include approximately 17.55 acres of land and are not located within the Buildout Area. Lots 8 and 9 have been included in VTTM 19247 solely in connection with the contemplated land swap and no development is presently contemplated on those lots by Grace Church.

The maximum residential buildout and reasonably foreseeable non-residential buildout of the Buildout Area pursuant to the Specific Plan reflects the land swap described above and therefore includes Lots 5 and 10, and excludes Lots 8 and 9.

The Buildout Area has multiple owners. LARC owns approximately 97 acres (LARC Property), Cypress Golf Course (GC), LLC owns approximately 33 acres (Cypress GC Property) and Grace Community Church of Cypress dba Seacoast Grace Church (Grace Church) owns approximately 4 acres. LARC currently operates Los Alamitos Race Course on the LARC Property. The Cypress GC Property is a

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The Buildout Area is situated in the southern portion of the City of Cypress, within Orange County.

The City of Cypress is bordered on the north by La Palma and Buena Park, on the east by Anaheim and Stanton, on the south and west by the City of Los Alamitos, and on the west by Long Beach, Hawaiian Gardens, and Lakewood. The Buildout Area includes all of the land governed by the Specific Plan, except for the Melia Property and Lexington Park, which have previously been developed, and the portion of Lots 8 and 9 in VTTM 19247 that is not part of the land governed by the Specific Plan.

The Buildout Area is generally bounded by Cerritos Avenue to the north, on the east by several existing commercial and institutional uses along and near Walker Street including Grace Church and office and retail uses, on the west by Lexington Drive, and on the south by Katella Avenue and several existing commercial, retail, and residential uses.

Regional vehicular access to the Buildout Area is provided by Interstates 605 and 405 (I-605 and I-405), which are approximately 1.5 miles to the west and 2.1 miles to the south, respectively; Beach Boulevard (State Route 39 [SR-39]), approximately 2.7 miles to the east; and State Route 22 (SR-22), approximately 2 miles to the south.

2.2 DISCRETIONARY ACTIONS
The City is the Lead Agency under CEQA and is responsible for reviewing and certifying the adequacy of the EIR for the proposed project. It is expected that the City, at a minimum, would consider the data and analyses contained in the EIR when making their permit determinations. Prior to implementation of the proposed project, discretionary permits and approvals must be obtained from local, state and federal agencies, as listed below. • Vesting Tentative Tract Map No. 19247: The project applicant is requesting approval of Vesting Tentative Tract Map No. 19247 (VTTM 19247).
• Development Agreement: The project applicant is requesting approval of a Development Agreement with the City of Cypress, pursuant to Section 65864 et seq. of the California Government Code and Section 4.21.020 of the City’s Zoning Ordinance.

2.3 STATEMENT OF OBJECTIVES
Section 15124(b) of the State CEQA Guidelines states that the project description shall contain "a statement of the objectives sought by the proposed project." Section 15124(b) of the State CEQA Guidelines further states that "the statement of objectives should include the underlying purpose of the project."
The underlying purpose of the proposed project is to redevelop the Buildout Area in accordance with the voted-approved Specific Plan. This will be accomplished consistent with the following objectives:

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1. Provide a significant number of new residential units in the Buildout Area to help meet the unmet demand for housing in the City and the project vicinity, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan approved by the voters of the City of Cypress.

2. Establish a mixed-use town center that is intended to be the City's "main street" and a gathering place for the community with a vibrant mix of entertainment, retail, restaurant, commercial and residential uses.

3. Revitalize a large urban area in the City that is currently significantly underutilized.

4. Diversify the City's existing housing stock by providing various housing product types and densities to meet a range of housing needs of Cypress and area residents.

5. Provide a mix of residential, commercial, retail and park and recreational uses that encourages project residents to walk or bike to and from the commercial areas and attractions and parks within the Buildout Area and provides an enhanced consumer and employee base for the new commercial uses.

6. Develop a project that will invigorate the local economy by providing new employment and business opportunities.

7. Provide residential and commercial/retail improvements that generate new sources of revenue for the City through increased property values and retail sales.

8. Extend existing City streets through all or a portion of the Buildout Area to improve overall traffic circulation in the project vicinity and provide necessary vehicular and pedestrian access for project residents, tenants, visitors and patrons.

9. Develop new residential and senior housing communities with sufficient housing units to support the size, scale and operation of planned public parks and other amenities and common areas included in the proposed project.

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3.0 ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION
A Notice of Preparation (NOP) was distributed for the proposed project by the City to the State Clearinghouse on April 4, 2025. The State Clearinghouse (SCH) issued a project number for the proposed project, SCH No. 2025040377. In accordance with State CEQA Guidelines Section 15082, the NOP was circulated to interested agencies, groups, and individuals for a period of 30 days, from April 4, 2025, to May 5, 2025, during which comments were solicited and received, pertaining to environmental issues/topics that the Draft EIR should evaluate. These NOP responses were considered in the preparation of the Draft EIR, which upon release, was made available to all Responsible/Trustee Agencies and interested groups and individuals, as required under State CEQA Guidelines Sections 15105 and 15087. A virtual public scoping meeting was held on April 16, 2025, at 6:30 p.m.

The State-mandated public review of the Draft EIR began on March 16, 2026, and concluded on April 30, 2026. The Final EIR includes a Response to Comments package, which presents all written comments received during the public review period of the Draft EIR and includes responses to these comments and associated changes made to the Draft EIR in the form of an Errata.

The Final EIR includes any exhibits or appendices thereto, the list of persons, organizations and public agencies which commented on the Draft EIR, the comments which were received by the City regarding the Draft EIR, and the City's written responses to comments raised in the public review and comment process, all of which are incorporated herein and made a part hereof by reference.

Pursuant to State CEQA Guidelines Section 15084, the Final EIR has been reviewed and analyzed by the City of Cypress as the lead agency with respect to the proposed project and the Draft EIR. The following findings for the proposed project and each fact in support of a finding are thus based upon substantial evidence in the record.

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4.0 FINDINGS REGARDING ENVIRONMENTAL IMPACTS DETERMINED TO

HAVE NO IMPACTS OR BE LESS THAN SIGNIFICANT
The City finds, based upon the analysis presented in Chapter 4.0 of the Draft EIR, that the following environmental effects of the proposed project either have no impact or are less than significant, and, therefore, no mitigation measures are required. The City hereby finds that existing regulatory requirements, policies, and/or project conditions have been identified and incorporated into the proposed project which avoids or substantially lessens the potentially significant effect on the environment to a less than significant level.

4.1 AESTHETICS
Threshold 4.1.1: Substantial Adverse Effect on a Scenic Vista: No Impact The City is almost entirely developed, and no public vantage points provide substantial views of water bodies, mountains, hills, or other significant visual resources. Given that no scenic vista is currently viewable from any public vantage point in proximity to the Buildout Area, the development of the proposed project would not alter an existing scenic vista or block views of any scenic vistas. Therefore, the proposed project would not have a substantial adverse effect on a scenic vista, and no impact would occur.

Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

The City hereby finds that the proposed project would not significantly affect scenic vistas. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supporting Evidence: Please refer to pages 4.1-7 and 4.1-8 of the Draft EIR prepared for the proposed project
Threshold 4.1.2: Substantial Damage to Scenic Resources: No Impact There are no designated State Scenic Highways within the City’s limits. The only designated Scenic Highway in the County is a 4-mile segment of State Route 91 (SR-91) from State Route 55 (SR-55) to the east of the Anaheim city limits, located approximately 12 miles northeast of the Buildout Area, and the nearest eligible Scenic Highway is a segment of Pacific Coast Highway (State Route 1 [SR-1]), located approximately 5.5 miles southwest of the Buildout Area. Due to distance and intervening land uses, no portion of the Buildout Area is visible from either roadway. Therefore, the proposed project would not damage scenic resources within a State Scenic Highway, and no impact would occur.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -2 Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

The City hereby finds that the proposed project would not significantly affect scenic resources within a scenic highway or corridor. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supporting Evidence: Please refer to page 4.1-8 of the Draft EIR prepared for the proposed project.

Threshold 4.1.3: Conflict with Applicable Zoning Governing Scenic Quality: Less Than Significant Impact
Because the City and the Buildout Area are located within the Los Angeles—Long Beach—Anaheim, CA Urbanized Area, as defined by the U.S. Census Bureau and State CEQA Guidelines Section 15387, the applicable threshold is whether the proposed project would conflict with applicable zoning and regulations governing scenic quality.

The proposed project would allow higher density development within the Buildout Area than currently exists. However, the Specific Plan provides specific development standards for residential and mixed-use development, including maximum structure height and setback requirements, which would be applicable to the future development under the proposed project. Therefore, although the proposed project would change the aesthetic character of the Buildout Area, all development pursuant to the Specific Plan would be required to comply with all relevant sustainable design strategies stated or referenced in the Specific Plan. In addition, all development within the Buildout Area would be required to comply with the design regulations in the Zoning Ordinance that relate to scenic quality, including the objective design standards in Section 3.17.110 of the Zoning Ordinance with respect to multi-family development that are not inconsistent with the Specific Plan and Section 3.15 of the Zoning Ordinance related to signage design standards. Therefore, the proposed project would not conflict with applicable zoning and other regulations governing scenic quality, and impacts would be less than significant.

The City hereby finds that the proposed project would not significantly degrade the existing visual character or quality of public views of the site and its surroundings. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-3 Supporting Evidence: Please refer to pages 4.1-8 and 4.1-9 of the Draft EIR prepared for the proposed project.

Threshold 4.1.4: Create a New Source of Substantial Light or Glare: Less Than Significant Impact
Construction activities associated with the proposed project would occur primarily during daylight hours, and any temporary nighttime lighting would be limited to safety and security purposes. In addition, construction activities are not anticipated to result in flat, shiny surfaces that would reflect sunlight or cause other natural glare. Minor glare from sunlight on construction equipment and vehicle windshields is not anticipated to impact visibility in the area as the construction sites would be fenced and shielded from pedestrian and vehicular views. In addition, construction vehicles would not operate at night and thus would not create nighttime sources of glare. Therefore, construction would not create a substantial new source of light or glare, and impacts would be less than significant.

As development occurs within the Buildout Area, new housing and non-residential development would result in new sources of light and glare, including from new street and pedestrian lighting, individual lighting from new buildings, reflective building materials, such as glass, stainless steel, aluminum, and photovoltaic panels. In addition, the proposed project would increase vehicle trips to and from the Buildout Area that would incrementally increase ambient nighttime illumination in the area. However, all project lighting would be required to comply with applicable lighting standards in the City’s Zoning Ordinance. As required by Section 3.11.060.A (Exterior Features) of the Zoning Ordinance, lighting fixtures shall be architecturally compatible with the character of the surrounding structure(s) and shall be energy efficient. Fixtures shall be appropriate in height, intensity, and scale to the use they are serving. In accordance with Section 3.11.060.B (Intensity), the level of parking lot light projected onto any ground or wall surface shall not be more than 5 footcandles at the base of the light fixture and building-mounted decorative lights shall not exceed 5 footcandles measured 5 feet from the light source. In accordance with Section 3.11.060.C (Security Lighting), security lighting shall provide a maximum of 3 footcandles at the ground level of the project entrances. Pursuant to Section 3.11.060.D (Shielding of Light Source), where a project light source is visible from outside the project boundary (other than public street lighting), the light source shall be shielded to reduce glare so that neither the light source nor its image from a reflective surface shall be directly visible from any point beyond the property line. As required by Section 3.14.050.C.4 (Required Improvements for Off-Street Parking Areas), the level of parking lot light shall not exceed 1 footcandle at the boundaries of the Buildout Area.

Section 4.6: Lighting, of the Specific Plan includes policies to minimize light impacts on surrounding uses: (1) encourage the use of low-contrast lighting, low-voltage fixtures and energy-efficient bulbs, such as compact fluorescent and light emitting diodes; (2) promote the use of lights with automated occupancy sensors in nonresidential buildings that automatically shut off when rooms are unoccupied; and (3) utilize solar-powered lights in landscaped areas for energy savings where possible.

In addition, all illuminated and neon signs associated with future development within the Buildout Area would be required to adhere to the development standards detailed in Section 3.15.110 S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -4 (Standards for Specific Types of Signs) of the Zoning Ordinance. Section 3.15.110(A) states that the use of neon signs shall enhance the viewer's appreciation of the City's nighttime atmosphere and shall be primarily aesthetic and decorative with a utilitarian function only when used as signage. In addition, neon signage and linear tubing shall be UL listed with a maximum 20 amps per circuit and shall be designed to accommodate a dimmer in order to reduce the brightness of the neon. Neon linear tubing shall also not exceed one-half in width, shall reinforce the architecture of a structure, and shall be concealed from view when possible through the use of architectural features (e.g., parapets, cornices, etc.), and neon signs adjacent to residential uses shall be a maximum of one-half footcandle from the property line.

Therefore, although the proposed project would increase the overall intensity of on-site land uses and associated lighting within the Buildout Area, the increase in lighting would not result in substantial increases in light intensity at off-site locations through compliance with the applicable lighting standards in the Specific Plan and the Zoning Ordinance.

The proposed buildings would incorporate a variety of building materials, which would primarily be non-reflective materials (i.e., neutral colors and a variety of materials, such as tile, cement, plaster, and wood). Therefore, the proposed project would not have the potential to produce a substantial degree of glare.

Nighttime lighting and glare sources from the proposed project could also include lighting from interior and exterior building lighting, security lighting, parking lot lighting, and vehicle headlights.

The nighttime glare produced by these sources would be similar to the existing nighttime glare produced by the surrounding commercial/retail, residential and hotel uses and would not result in enough glare to be considered substantial or affect nighttime view because lighting would be required to meet all applicable lighting standards in the Specific Plan and the Zoning Ordinance as discussed above.

For these reasons, the proposed project would not create a new source of substantial light or glare that would adversely affect day or nighttime views in the surrounding urban area, and impacts would be less than significant.

The City hereby finds that the proposed project would not add substantial new sources of light and glare. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supporting Evidence: Please refer to pages 4.1-9 through 4.1-11 of the Draft EIR prepared for the proposed project.

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4.2 AGRICULTURE AND FORESTRY RESOURCES
All Thresholds: No Impact
The proposed project would not result in any impacts related to agriculture and forestry resources as the Buildout Area does not contain Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, there are no lands within the City that are currently under a Williamson Act contract, and there is no forest or timberland present within the Buildout Area that could be lost from project implementation. Therefore, no impact on agriculture and forestry resources would occur.

The City hereby finds that the proposed project would not generate any impacts related to the conversion of Prime Farmland, Unique Farmland, and Farmland of Statewide Importance, nor would it conflict with existing zoning for agricultural or forest/timberland use or a Williamson Act contract.

Lastly, the proposed project would not result in the conversion of any Farmland to non-agricultural use or forest land to non-forest use. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.2-7 through 4.2-9 of the Draft EIR prepared for the proposed project

4.3 AIR QUALITY
Threshold 4.3.4: Other Emissions, Such as Odors: Less Than Significant Impact During construction of future development facilitated under the proposed project, some odors may be present due to diesel exhaust. However, these odors would be temporary and limited to the construction period. The proposed project would not include any activities or operations that would generate objectionable odors and once operational, development envisioned under the proposed project would not be a source of odors. Therefore, the proposed project would not result in other emissions (such as those leading to odors) affecting a substantial number of people. This impact would be less than significant.

The City hereby finds that the proposed project would not result in other emissions, including odors, that would adversely affect a substantial number of people. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

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Supportive Evidence: Please refer to page 4.3-37 of the Draft EIR prepared for the proposed project.

4.4 BIOLOGICAL RESOURCES
Threshold 4.4.1: Substantial Adverse Effects on Special Status Species: Less Than Significant Impact
The Buildout Area is located within a highly urbanized and developed setting and does not contain or connect to contiguous native habitats, riparian corridors, or other sensitive natural communities.

While the Buildout Area provides limited ecological value, structures and vegetation within the Buildout Area (e.g., ornamental trees, palms, and buildings) may provide suitable nesting habitat for common native and migratory bird species, as well as potential roosting habitat for bats. In addition, although no special-status wildlife species were observed during the field survey, and suitable habitat for such species is absent from the Buildout Area due to the high level of development, six special-status wildlife species (monarch butterfly; wintering sites (Danaus plexippus plexippus), Ferruginous hawk; wintering (Buteo regalis), Swainson’s hawk; nesting (Buteo swainsoni), western mastiff bat (Eumops perotis californicus), western yellow bat (Lasiurus xanthinus), and pocketed free-tailed bat (Nyctinomops femorosaccus) have the potential to occur on or near the Buildout Area.

The Buildout Area provides low potentially suitable roosting habitat (Eucalyptus trees) for monarch butterfly, the wintering habitat is limited, and there are no known wintering roost locations in the Buildout Area. Therefore, implementation of the proposed project is not expected to result in significant impact on the monarch butterfly. In addition, the proposed project would be required to adhere to Regulatory Compliance Measures BIO-1 and BIO-2, which require preconstruction bat surveys prior to demolition of onsite structures or tree removal if these activities would occur during the bat maternity season (April 1 through August 31) and preconstruction nesting bird surveys and active nest avoidance buffers if potential bird nesting habitat is to be removed during the avian nesting season (January 1 through August 31). Adherence to these measures would ensure that the proposed project would not result in significant impacts on Ferruginous hawk, Swainson’s hawk, western mastiff bat, western yellow bat, and pocketed free-tailed bat.

With implementation of Regulatory Compliance Measures BIO-1 and BIO-2, impacts on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (CDFW) or the U.S. Fish and Wildlife Service (USFWS) would be less than significant. .

The City hereby finds that the proposed project would not have a substantial adverse effect on any special-status species identified in applicable plans, policies, or regulations. Potential impacts would

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-7 be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures BIO-1 and BIO-2 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.4-32 through 4.4-37 of the Draft EIR prepared for the proposed project.

Threshold 4.4.2: Substantial Adverse Effects on Riparian Habitat or Other Sensitive Natural Community: No Impact
The nearest sensitive natural community to the Buildout Area is Southern Coastal Salt Marsh, which occurs near Alamitos Bay and in Anaheim Bay, within 5 miles of the Buildout Area. However, both of these occurrences are historical and are presumed extant. In addition, no salt marsh habitat exists within the Buildout Area. Therefore, there would be no impact on the Southern Coastal Salt Marsh, or any other sensitive natural community, with implementation of the proposed project.

The Buildout Area currently contains one existing drainage feature, one existing detention basin, and three existing artificial ponds. The single drainage feature is located on Lot 3 and originates from a culvert beneath the internal road just northwest of a parking lot. This drainage is an ephemeral, earthen bottom drainage created to carry stormwater. The detention basin is located on Lots 2 and 3 and is best described as a manmade basin created to capture flows. It appears to divert accumulated water into the adjacent drainage that terminates into an underground drain system.

The three artificial ponds are on Lots 3, 4, 6, and 7 and are manmade and thus, hydrologically isolated. The ponds contain hydrophytic vegetation along portions of their shoreline, including species that could be considered wetland indicators. All of these aquatic features were constructed in previously graded or developed areas and do not represent natural stream channels, wetlands, or riparian systems. Their primary functions are aesthetic or related to stormwater conveyance and retention. Therefore, no riparian habitat is present within the Buildout Area. Therefore, no impacts to riparian habitat would result from project implementation.

Based on the information provided above, development of the proposed project would not impact any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the CDFW or USFWS.

The City hereby finds that the proposed project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified by the CDFW or USFWS. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

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Supportive Evidence: Please refer to pages 4.4-37 and 4.4-38 of the Draft EIR prepared for the proposed project.

Threshold 4.4.4: Substantial Interference with Wildlife Movement: Less Than Significant Impact
The Buildout Area is located within an urban, built-out portion of the City and is currently disturbed and developed with existing uses. Although the Buildout Area contains one drainage feature, one detention basin, and three artificial ponds with limited hydrophytic vegetation, these features are manmade and do not provide suitable habitat for native resident or migratory fish species.

Additionally, native wildlife habitat is largely absent within the Buildout Area and surrounding vicinity and the development surrounding the Buildout Area and lack of ground cover and suitable foraging habitat make the site undesirable for many native wildlife species.

A total of 19 wildlife species were observed during the September 2024 field survey; however, these species are typical of urbanized areas in Orange County, and no special-status wildlife species were observed or are expected to occur due to the lack of suitable habitat. Furthermore, the Buildout Area does not function as a wildlife movement corridor, as it is surrounded by existing urban development and lacks connectivity to natural habitat areas.

Although no nesting birds or roosting bats were observed during the field survey, suitable nesting and roosting habitat may be present within existing structures and ornamental trees on-site and construction activities could result in temporary disturbance to nesting birds or roosting bats.

However, compliance with Regulatory Compliance Measures BIO-1 and BIO-2, which require preconstruction nesting bird surveys, establishment of avoidance buffers for active nests, and preconstruction bat surveys where suitable habitat is present, would ensure that potential impacts to wildlife nursery sites are avoided or minimized. Therefore, the proposed project would not substantially interfere with wildlife movement, native resident or migratory species, or wildlife nursery sites, and impacts would be less than significant.

The City hereby finds that the proposed project would not interfere substantially with wildlife movement. Potential impacts are considered less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures BIO-1 and BIO-2 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-9 Supportive Evidence: Please refer to pages 4.4-39 and 4.4-40 of the Draft EIR prepared for the proposed project.

Threshold 4.4.5: Conflict with Local Biological Protection Policies or Ordinances: Less Than Significant Impact
Construction of the proposed project would involve the removal of existing trees. However, all tree removal activities would be consistent with Section 3.9 of the Specific Plan, which supersedes the City’s Landmark Tree Ordinance, as codified in Sections 17-17 through 17-27 of the City’s Municipal Code, and details the tree replacement standards for development within the Buildout Area.

Consistent with Specific Plan requirements, all proposed tree removal required for a future development project would be described in the site plan review application and all removed trees would be replaced with an equivalent number of specimen trees, subject to adjustment in accordance with Section 5.6.2 of the Specific Plan.

Therefore, adherence to the tree replacement standards set forth in the Specific Plan would ensure that the proposed project would comply with all applicable local policies and ordinances related to tree protection and would not result in conflicts with regulations protecting biological resources.

Impacts would be less than significant, and no mitigation is required.

The City hereby finds that the proposed project would not conflict with any local policies or ordinances protecting biological resources. Potential impacts are considered less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.4-40 of the Draft EIR prepared for the proposed project.

Threshold 4.4.6: Conflict with Adopted Conservation Plan: No Impact There is no adopted Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other habitat conservation plan applicable to the City. The Orange County Transportation Authority’s (OCTA) Natural Community Conservation Plan/Habitat Conservation Plan (NCCP/HCP) includes a Plan Area that covers the entirety of Orange County, including the City. However, the City is not a party to the OCTA NCCP/HCP, and development within the City is not subject to its provisions. Therefore, the proposed project would not conflict with any local, regional, or State Habitat Conservation Plan. Therefore, the proposed project would result in no impacts related to conflicts with an HCP or NCCP, and no mitigation is required.

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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -10 Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

The City hereby finds that the proposed project would not conflict with the provisions of an adopted HCP, NCCP, or other conservation plan. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.4-40 and 4.4-41 of the Draft EIR prepared for the proposed project.

4.5 CULTURAL RESOURCES
Threshold 4.5.2: Substantial Adverse Change in the Significance of an Archaeological Resource: Less Than Significant Impact
The Buildout Area is currently developed and/or previously disturbed, and no known archaeological resources have been identified within the Buildout Area, as determined by the record search completed for the Cypress City Center Project, which included the Buildout Area. However, the buildout area is underlain by fill material over native alluvial soils, which may contain previously unknown archaeological resources. Future construction facilitated by the proposed project would include ground disturbing activities, including grading and excavation activities. Ground-disturbing activity into the native alluvial soils associated with project implementation has the potential to encounter previously unknown archaeological deposits or resources, resulting in a potential substantial adverse change in the significance of a unique archaeological resource, as defined in State CEQA Guidelines Section 15064.5. However, future development facilitated under the proposed project would be required to adhere to Regulatory Compliance Measure CUL-1, which details provisions in the event that unknown cultural resources are discovered during grounddisturbing construction activities, consistent with the California Code of Regulations (CCR) Section 15064.5(e) and State Health and Safety Code Section 7050.5. In the event that archaeological resources are encountered during construction activities, work shall cease within 5- feet of the find until a qualified archaeologist from the Orange County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Public Resources Code (PRC). With adherence to Regulatory Compliance Measure CUL-1, implementation of the proposed project would result in less than significant impacts related to archaeological resources.

The City hereby finds that the proposed project would not cause a substantial adverse change in the significance of an archaeological resource. Potential impacts would be less than significant.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-11 Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measure CUL-1 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.5-17 and 4.5-18 of the Draft EIR prepared for the proposed project.

Threshold 4.5.3: Disturbance of Human Remains: Less Than Significant Impact The Buildout Area is currently developed and/or previously disturbed, and there are no known human remains located within the Buildout Area. However, future development would include ground disturbing activities, during which there is the potential to encounter previously unknown human remains. However, in the event that human remains are encountered during construction, these remains would be treated in accordance with Section 7050.5 of the California Health and Safety Code and PRC Section 5097.98, as detailed in Regulatory Compliance Measure CUL-2. Section 7050.5 of the California Health and Safety Code states that, in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance within 50 feet of the find or any nearby area reasonably suspected to overlie adjacent remains until the coroner of the county in which the remains are discovered has determined whether or not the remains are subject to the Coroner’s authority. If the human remains are of Native American origin, the coroner must notify the Native American Heritage Commission (NAHC) within 24 hours of this identification. The NAHC will identify an Most Likely Descendant (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.

In addition, the proposed project would be required to implement Mitigation Measures TCR-1 and TCR-4, which detail provisions for the treatment of Native American human remains and associated funerary objects, if encountered during project construction. However, it should be noted that while implementation of Mitigation Measures TCR-1 and TCR-4 would further reduce impacts related to the disturbance of human remains, implementation of these mitigation measures is not required to reduce potential impacts to less than significant, as impacts to human remains would be less than significant with adherence to the requirements of Section 7050.5 of the California Health and Safety Code and PRC Section 5097.98, as specified in Regulatory Compliance Measure CUL-2.

Future development facilitated by the proposed project would be required to comply with the appropriate procedures required under State law, as detailed in Regulatory Compliance Measure CUL-2, and the provisions detailed in Mitigation Measures TCR-3 and TCR-4 for the treatment of human remains in order to ensure that descendant communities have significant input in the treatment and final disposition of human remains, if encountered at the project site during future development activities. Therefore, implementation of the proposed project would result in less than significant impacts related to human remains.

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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -12 Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

The City hereby finds that the proposed project would not disturb any human remains, including those interred outside of dedicated cemeteries. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measure CUL-2 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.5-19 and 4.5-20 of the Draft EIR prepared for the proposed project.

4.6 ENERGY
Threshold 4.6.1: Wasteful, Inefficient, or Unnecessary Consumption of Energy: Less Than Significant Impact
Project construction and operation would have a negligible effect on local and regional energy supplies. Therefore, electrical and natural gas demand associated with project construction and operations would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region. Furthermore, impacts related to energy use during construction would be temporary and relatively small in comparison to Orange County’s overall use of the State’s available energy resources. The proposed project would also be constructed using energy efficient modern building materials and construction practices, and would use new modern appliances and equipment, in accordance with the Appliance Efficiency Regulations (Title 20, CCR Sections 1601 through 1608). Future development would also be designed to meet sustainability goals, including the California Green Building Standards Code (CALGreen Code) and Title 24 energy efficiency requirements. Therefore, the proposed project’s impacts related to wasteful, inefficient, or unnecessary consumption of energy resources would be less than significant.

The City hereby finds that the proposed project would not result in a significant impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-13 Supportive Evidence: Please refer to pages 4.6-11 through 4.6-16 of the Draft EIR prepared for the proposed project.

Threshold 4.6.2: Conflict with or Obstruct State or Local Energy Plans: Less Than Significant Impact
California’s energy conservation planning actions are conducted at a regional level, and the proposed project’s total impact on regional energy supplies would be minor. Therefore, the proposed project would not conflict with or obstruct California’s energy conservation plans as described in the California Energy Commission’s (CEC) Integrated Energy Policy Report. In addition, buildout of the proposed project introduces new housing consistent with planned regional housing growth included in the Southern California Association of Governments’ (SCAG) Regional Housing Needs Assessment (RHNA) Allocation. Due to the fact that the proposed project would accommodate planned regional housing growth included in the SCAG RHNA, the proposed project would not conflict with SCAG’s regional strategies outlined in Connect SoCal 2024.

Additionally, the proposed project would be constructed using energy efficient modern building materials and construction practices, and would use new modern appliances and equipment, in accordance with the Appliance Efficiency Regulations (Title 20, CCR Sections 1601 through 1608).

Future development would also be designed to meet sustainability goals, including the CALGreen Code and Title 24 energy efficiency requirements. Further, as discussed above, the proposed project would not result in the inefficient, wasteful, and unnecessary consumption of energy. Therefore, impacts related to conflict with or obstruction of a State or local plan for renewable energy or energy efficiency would be less than significant.

The City hereby finds that the proposed project would not conflict or obstruct a state or local plan for renewable energy or energy efficiency. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.6-17 through 4.6-18 the Draft EIR prepared for the proposed project.

4.7 GEOLOGY AND SOILS
Threshold 4.7.1(i): Substantial Adverse Effects Related to Earthquake Fault Rupture: No Impact
According to the California Geological Survey and the United States Geological Survey (USGS) Quaternary Faults Map, there are no active faults or Alquist-Priolo Fault Zones within the Buildout S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4.8 miles southwest of the Buildout Area, and the Whittier-Elsinore Fault System is located approximately 11.6 miles east of the Buildout Area. Because the Buildout Area is not located within an Alquist-Priolo Fault Hazard Zone and there are no known active or potentially active faults within the city, future development of the land uses allowed under the Specific Plan would not expose people or structures to substantial adverse effects involving the rupture of a known earthquake fault as delineated in the most recent Alquist-Priolo Fault Zone Map. Accordingly, the proposed project would have no impact related to this threshold.

The City hereby finds that the proposed project would not directly or indirectly cause substantial adverse effects, including the risk of loss, injury, or death involving the rupture of a known AlquistPriolo Earthquake Fault. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.7-10 through 4.7-11 of the Draft EIR prepared for the proposed project.

Threshold 4.7.1(ii): Substantial Adverse Effects Related to Strong Seismic Ground Shaking:

Less Than Significant Impact
The Buildout Area is located in the highly seismically active Southern California region within the influence of several fault systems. The degree of seismic ground shaking would depend on factors such as fault location, distance from the Buildout Area, the soil conditions, the depth to groundwater, and earthquake magnitude. However, future development within the Buildout Area facilitated by the proposed project would be required to adhere to Regulatory Compliance Measure GEO-1, which requires that new development within the Buildout Area comply with the seismic design criteria of the 2022 California Building Standards Code requirements that aim to prevent building collapse and reduce the impacts of seismic ground shaking. Adherence to these requirements would reduce injury and loss of life and building damage after an earthquake.

Therefore, with the implementation of Regulatory Compliance Measure GEO-1, impacts related to seismic ground shaking would be less than significant.

The City hereby finds that the proposed project would not directly or indirectly cause substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-15 Regulatory Compliance Measure: Regulatory Compliance Measure GEO-1 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.7-11 of the Draft EIR prepared for the proposed project.

Threshold 4.7.1(iv): Substantial Adverse Effects Related to Landslides: No Impact According to the City’s General Plan Safety Element, landslides have not been recorded within the City boundaries and are not anticipated based on the lack of any significant topographic features.

Further, according to the California Geological Survey’s (CGS) Landslide Inventory, there are no recorded landslides within the vicinity of the Buildout Area. Both the Buildout Area and surrounding properties are flat with no unusual geographic features. Therefore, neither the Buildout Area nor the surrounding area have the potential for impacts related to landslides.

The City hereby finds that the proposed project would not directly or indirectly cause substantial adverse effects, including the risk of loss, injury, or death involving landslides. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.7-12 of the Draft EIR prepared for the proposed project.

Threshold 4.7.2: Substantial Soil Erosion or Loss of Topsoil: Less Than Significant Impact Any future development at the Buildout Area associated with the proposed project that disturbs more than one acre of soil would be required to comply with Regulatory Compliance Measure HYD-1, which requires preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP would include Erosion Control and Sediment Control Best Management Practices (BMPs) to be implemented during construction activities such as site clearing, excavation, grading, and filling, which have the potential to increase soil erosion and siltation. If construction of a future project would disturb less than one acre of soil, those projects would be required to comply with Section

4.106 of the CALGreen Code, which requires implementation of BMPs to prevent flooding, minimize erosion, and retain sediment on site. With incorporation of construction BMPs as required by Regulatory Compliance Measure HYD-1 or the CALGreen Code, short-term impacts related to soil erosion and siltation during construction would be less than significant.

Implementation of the proposed project would increase impervious surfaces within the Buildout Area by approximately 10 percent compared to existing conditions. This increase could result in higher volumes and velocities of stormwater runoff, which may contribute to on-site, off-site, or downstream erosion or loss of topsoil. However, future development facilitated by the proposed S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -16 project would be required to comply with Regulatory Compliance Measure HYD-3, which mandates that stormwater runoff be captured in detention basins and/or proprietary flow-based biofiltration systems prior to discharge into the storm drain system. These features would detain, filter, and treat runoff prior to discharge into the surrounding storm drain system, thereby substantially reducing the potential for erosion and protecting downstream water quality.

In addition, only one drainage management area in the Buildout Area drains through the Walker Street Storm Drain to a portion of the Bolsa Chica Channel that is not concrete lined and more susceptible to erosion. However, compliance with Regulatory Compliance Measure HYD-3 would ensure that drainage design incorporates measures to reduce changes in natural flow conditions and minimize the potential for erosion in downstream receiving waters. Therefore, with implementation of Regulatory Compliance Measures HYD-1 and HYD-3, impacts related to soil erosion, loss of topsoil, and siltation during both construction and operation would be less than significant.

The City hereby finds that the proposed project would not result in substantial soil erosion or the loss of topsoil. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures HYD-1 and HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.7-12 and 4.7-13 of the Draft EIR prepared for the proposed project.

Threshold 4.7.4: Located on Expansive Soils Creating Substantial Risks to Life and Property: No Impact
According to the City’s General Plan Program EIR, Geologic and Seismic Hazards chapter, all soil types within the City are suitable for urban development. Of the known soil types within the City, none are expansive. Therefore, there is low potential for risks to life or property as a result of the future development within the Buildout Area being located on expansive soil, and the proposed project would have no impact related to expansive soils.

The City hereby finds that the proposed project would not be located on expansive soil and would create a direct or indirect risk to life or property. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-17 Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.7-14 and 4.7-15 of the Draft EIR prepared for the proposed project.

Threshold 4.7.5: Septic Tanks and Alternative Wastewater Disposal Systems: No Impact Future development within the Buildout Area would be served by the City and the Orange County Sanitation District. The proposed project includes the installation of wastewater infrastructure identified in the Specific Plan to serve the future development allowed under the Specific Plan, including two new sewer connections to existing main sewer lines. Future development within the Buildout Area would not include the development of or use of any septic tanks or alternative wastewater disposal systems, as all wastewater generation would be served by the City’s existing sewer system. Therefore, the proposed project would not have any impacts related to soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems.

The City hereby finds that the proposed project would not require the use of septic tanks or alternative wastewater disposal systems. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.7-15 of the EIR prepared for the proposed project.

4.8 GREENHOUSE GAS EMISSIONS
Impacts related to greenhouse gas (GHG) emissions were identified as potentially significant. Refer to Section 5.0 of this document for a discussion of potential impacts related to GHG with implementation of the proposed project.

4.9 HAZARDS AND HAZARDOUS MATERIALS
Threshold 4.9.1: Significant Hazards Through the Routine Transport, Use, or Disposal of Hazardous Materials: Less Than Significant Impact
During demolition, excavation, on-site grading, and building construction, hazardous materials such as fuels and oils associated with construction equipment, as well as paints, solvents, cement products containing strong basic or acidic chemicals could be routinely used in the Buildout Area throughout construction. These materials are commonly used at construction sites, and the quantities present would be limited to what is required to operate construction equipment.

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The temporary transport, use, storage, or disposal of fuels, lubricants, paints, and other hazardous materials related to construction would not pose a significant hazard to the public or the environment unless the materials were accidentally spilled or released into the environment. The potential for the release of hazardous materials during project construction is low, and even if a release were to occur, it would not result in a significant hazard to the public, surrounding land uses, or the environment due to the small quantities of these materials associated with construction vehicles. In addition, the proposed project would be required to comply with existing hazardous materials regulations, including California Code of Regulations (CCR) Title 8, General Industrial Safety Orders. Workers at hazardous waste sites (or workers who may be exposed to hazardous wastes that might be encountered during excavation of contaminated soils) would also receive specialized training and medical supervision according to the Hazardous Waste Operations and Emergency Response regulations.

The transport, use, storage, or disposal of hazardous materials during construction would also be regulated by the Orange County Fire Authority (OCFA) and the California Occupational Safety and Health Administration (Cal/OSHA). Additionally, the United States Department of Transportation (USDOT) Office of Hazardous Materials Safety prescribes strict regulations for the safe transportation of hazardous materials by truck and rail on State highways and rail lines, as described in CFR Title 49 and implemented by CCR Title 13. Worker health and safety is also regulated at the federal level by the United States Department of Labor OSHA. Further, the routine transport, use, and disposal of hazardous materials within the Buildout Area during construction activities would be required to comply with a project Health and Safety Plan (HASP) prepared in accordance with CCR Title 8, which would reduce potential health hazards for construction workers from the routine transport, use, or disposal of hazardous materials. Overall, construction activities would comply with applicable regulations, as outlined above, including requiring hazardous materials carriers to register with the DTSC as required by the USDOT, which regulates the transport of hazardous materials and waste in connection with construction activities. In addition, Regulatory Compliance Measures HYD-1 through HYD-3 would ensure compliance with waste discharge permit requirements to avoid potential impacts to water quality due to spills or runoff from hazardous materials used during construction. Therefore, impacts related to the routine transport, use, or disposal of hazardous materials during construction would be less than significant.

The proposed project would allow for residential and supporting non-residential development within the Buildout Area. Operation of residential uses typically do not present a hazard associated with the accidental release of hazardous substances because they do not involve the use, storage, or transport of large volumes of hazardous materials. Hazardous substances associated with residential are typically limited in both amount and use, such that they can be contained without impacting the environment. In addition, the proposed non-residential uses would include commercial space pursuant to the Specific Plan that is intended to provide retail and other service-oriented uses.

These types of non-residential uses would use minimal amounts of hazardous materials during operations that would be similar to those used by residential uses (i.e., cleaning products, pesticides/herbicides/fertilizers associated with landscaping), and therefore are also unlikely to

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-19 present a hazard associated with the accidental release of hazardous substances into the environment.

Long-term operations activities typical of the residential and non-residential uses envisioned under the proposed project involve the use and storage of small quantities of potentially hazardous materials in the form of cleaning solvents, fertilizers, and pesticides. For example, maintenance activities related to landscaping include the use of fertilizers and light equipment (e.g., lawn mowers and edgers) that may require fuel. As stated previously, these types of activities do not involve the use of a large or substantial amount of hazardous materials. Further, such materials would be contained, stored, and used in accordance with manufacturers’ instructions and handled in compliance with applicable federal, State, and local regulations. In addition, operation of future residential and non-residential development associated with the proposed project would not store, transport, generate, or dispose of large quantities of hazardous substances. Therefore, potential impacts from the routine transport, use, or disposal of hazardous materials resulting from operation of the proposed project would be less than significant, and no mitigation would be required.

Future development applications within the Buildout Area would be required to comply with all applicable regulations and standards related to the proper transport, use, storage, and disposal of hazardous materials and hazardous waste. Additionally, future developments would be reviewed by the OCFA for hazardous materials and would be required to comply with waste discharge permit requirements to avoid potential impacts to water quality due to spills or runoff from hazardous materials used during construction. Moreover, any future development projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines.

Therefore, implementation of the proposed project would result in less than significant impacts related to the routine transport, use, or disposal of hazardous materials.

The City hereby finds that the proposed project would not create a significant hazard to the public or environment through the routine transport, use, or disposal of hazardous materials. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures HYD-1 through HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.9-10 through 4.9-13 of the Draft EIR prepared for the proposed project.

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -20 Threshold 4.9.3: Significant Hazardous Emissions or Handling Hazardous or Acutely Hazardous Materials, Substances, or Waste Within One-Quarter Mile of an Existing or Proposed School:

Less Than Significant Impact
The proposed project would not create a significant hazard to the public or the environment due to hazardous materials with compliance with federal, State, and local regulations for the management of hazardous materials. In addition, the proposed residential and non-residential uses within the Buildout Area would not present a hazard associated with the accidental release of hazardous substances into the environment as these uses are not anticipated to use, store, dispose or transport large volumes of hazardous materials. Hazardous substances associated with these uses are typically limited in both amount and use such that they can be contained without impacting the environment. Therefore, implementation of the proposed project would not result in hazardous emissions or the handling of hazardous or acutely hazardous materials, substances, or waste within

0.25 mile of an existing or proposed school. The proposed project’s impacts would be less than significant.

The City hereby finds that the proposed project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.9-14 through 4.9-15 of the Draft EIR prepared for the proposed project.

Threshold 4.9.5: Airport-Related Safety Hazards for People Residing or Working in the Project Area: Less Than Significant Impact
The Buildout Area is located approximately 0.3 mile north of Joint Forces Training Base (JFTB) Los Alamitos. According to the Orange County Airport Land Use Commission’s (ALUC) 2017 Airport Environs Land Use Plan (AELUP) for JFTB Los Alamitos, the Buildout Area is located in the Federal Aviation Administration’s (FAA) Part 77 Notification Area (Exhibit D1) and the AELUP height restriction zone for JFTB Los Alamitos (Exhibit D2).Height limitations are imposed on projects within a height restriction zone so that structures or trees (1) do not obstruct the airspace required for takeoff, flight, or landing of aircraft at an airport, or (2) are not otherwise hazardous to the landing or taking off of aircraft. On July 18, 2024, the ALUC found the Specific Plan consistent with the AELUP for JFTB Los Alamitos.

Implementation of the proposed project would not result in a safety hazard or excessive noise for people residing or working in the Buildout Area because any future development within the Buildout Area would be required to comply with all appropriate FAA standards and requirements, including

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-21 Regulatory Compliance Measure HAZ-1, which requires that the FAA be notified of any proposed structure(s) that would penetrate the 100 to 1 imaginary surface that surrounds the runway at JFTB Los Alamitos. The FAA would then be responsible for reviewing the height of the proposed structures and determining whether they pose a potential aviation hazard. With adherence to the regulatory standards provided in Regulatory Compliance Measure HAZ-1, the proposed project would result in less than significant impacts related to the Buildout Area’s proximity to a public airport or public use airport.

The City hereby finds that while located within an airport land use plan, the proposed project would not result in a safety hazard for people residing or working in the vicinity of the Buildout Area.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measure HAZ-1 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.9-16 and 4.9-17 of the Draft EIR prepared for the proposed project.

Threshold 4.9.6: Impairment or Interference with an Emergency Response Plan or Emergency Evacuation Plan: No Impact
According to the City’s General Plan Safety Element, evacuation routes within the City include Ball Road, a west-to-east arterial, and Valley View Street, a north-to-south arterial. Although the proposed project would include future development within the Buildout Area, the Buildout Area is not located along either of the emergency evacuation routes identified above.

Future development projects within the Buildout Area would be required to conform with the adopted emergency response or evacuation plan established by the City, including the evacuation orders issued by the City Police Chief during emergency evacuations. Therefore, the proposed project would not impair implementation of or physically interfere with emergency operations and evacuations, and there would be no impact on emergency response.

The City hereby finds that the proposed project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

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Supportive Evidence: Please refer to page 4.9-17 of the Draft EIR prepared for the proposed project.

Threshold 4.9.7: Significant Risk of Loss, Injury or Death Involving Wildland Fires: No Impact According to the California Department of Forestry and Fire Protection’s (CAL FIRE) Very High Fire Hazard Severity Zone Maps for the Orange County region, there are no portions of the City in a very high fire hazard severity zone (VHFHSZ). In addition, future developments under the proposed project would be required to conform with applicable City standards and criteria, including consistency with the City’s General Plan goals and policies and the City’s Building Code, including general fire safety provisions consistent with the California Fire Code such as automatic, on-site fire protection systems, and maintenance of certain vegetation that poses a fire hazard risk. Therefore, there would be no risk of loss, injury, or death involving wildland fires. No impact would occur.

The City hereby finds that the proposed project would not expose people or structures to significant risk of loss, injury, or death involving wildland fires. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.9-17 and 4.9-18 of the Draft EIR prepared for the proposed project.

4.10 HYDROLOGY AND WATER QUALITY
Thresholds 4.10.1, 4.10.6, 4.10.11, 4.10.12, 4.10.18: Violation of Water Quality Standards or Waste Discharge Requirements, Substantial Water Quality Degradation, Pollutant Discharge Increases, and Significant Alteration of Receiving Water Quality: Less Than Significant Impact Future development facilitated by the proposed project would generally be required to comply with applicable construction permits and regulations associated with water quality, as detailed in Regulatory Compliance Measures HYD-1 through HYD-3. Construction activities associated with development within the Buildout Area could temporarily increase erosion and sedimentation due to soil disturbance, as well as introduce pollutants such as sediments, trash, petroleum products, concrete waste, and chemicals into stormwater runoff. Any future development at the Buildout Area associated with the proposed project that disturbs more than one acre of soil would be required to comply with Regulatory Compliance Measure HYD-1, which requires preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP would include construction BMPs to be implemented during construction activities. If construction of a future project would disturb less than one acre of soil, those projects would be required to comply with Section 4.106 of the CALGreen Code, which requires implementation of BMPs to prevent flooding, minimize erosion, and

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-23 retain sediment on site. Compliance with the requirements of the Construction General Permit or Section 4.106 of the CALGreen Code, including incorporation of construction BMPs, would ensure that construction impacts related to waste discharge requirements, water quality standards, degradation of water quality, increased pollutant discharge, and alteration of receiving water quality would be less than significant.

Groundwater within the Buildout Area is relatively shallow, ranging from approximately 5 to 12.5 feet below ground surface, and construction activities, including excavation for removal of the three artificial lakes would require dewatering. Groundwater and water from the three artificial lakes may contain high levels of total dissolved solids, nitrate, salinity, or other constituents, or high or low pH levels that could be introduced to surface waters when dewatered water is discharged to receiving waters. However, Regulatory Compliance Measure HYD-2 would require that dewatering activities would be conducted in accordance with the Construction Dewatering Permit, including testing and treatment of groundwater prior to discharge to ensure that water quality standards are not violated.

As a result, dewatering activities would not introduce pollutants to receiving waters at levels that would violate water quality standards or waste discharge requirements, degrade water quality, increase pollutant discharge, or alter the quality of the receiving water.

Operation of future development would increase impervious surface areas within the Buildout Area and introduce new sources of urban runoff pollutants, including suspended solids, nutrients, heavy metals, pathogens, pesticides, oil and grease, and trash. However, as specified in Regulatory Compliance Measure HYD-3, future development projects would be required to comply with the Orange County MS4 Permit, Orange County Drainage Area Management Plan (DAMP), and the City’s Local Implementation Plan (LIP), including preparation of a project-specific Water Quality Management Plan (WQMP). The WQMP would identify and require implementation of Source Control, Low Impact Development (LID), and treatment control BMPs designed to capture, treat, and reduce pollutants in stormwater runoff prior to discharge to receiving waters. These measures would include both structural and non-structural BMPs, such as site design features, biotreatment systems, and operational practices to minimize pollutant discharge.

The Preliminary WQMP (PWQMP) prepared for the proposed project specifies the Source Control and LID BMPs proposed for the project (no Treatment Control BMPs are proposed). The BMPs specified in the PWQMP would be implemented and maintained, as specified in Regulatory Compliance Measure HYD-3. As provided in the PWQMP, the proposed LID BMPs include biotreatment BMPs, including either detention basins and/or proprietary flow-based biofiltration systems (depending on the design considerations of the final buildout condition), to capture and treat stormwater runoff before discharging stormwater to the surrounding storm drain system. The proposed BMPs would target and reduce pollutants of concern from runoff from the Buildout Area in compliance with the Orange County MS4 Permit requirements, Orange County DAMP, and City of Cypress LIP. Compliance with these requirements, including incorporation of operational BMPs to target pollutants of concern (as specified in Regulatory Compliance Measure HYD-3), would ensure that water quality impacts, degradation of water quality, increased pollutant discharge, and alteration of receiving water quality during project operation would be less than significant.

Furthermore, future development projects facilitated by the proposed project would be evaluated for site-specific impacts relating to hydrology and water quality and would include appropriate S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

The City hereby finds that the proposed project would not violate water quality standards or waste discharge requirements, degrade water quality, increase pollutant discharges, or alter receiving water quality. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measures HYD-1 through HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.10-23 through 4.10-27 of the Draft EIR prepared for the proposed project.

Threshold 4.10.2: Substantial Depletion of Groundwater Supplies, Adverse Impacts on Groundwater Quality, and Interference with Groundwater Recharge: Less Than Significant Impact
During construction, temporary dewatering could be required during excavation activities due to the shallow groundwater present within the Buildout Area. However, groundwater dewatering would be localized, short-term, and minimal, and the volume of groundwater removed would not be substantial when compared to the total amount of groundwater stored in the Coastal Plain of the Orange County Groundwater Basin, which has a surface area of 350 square miles and a storage capacity of 38,000,000 acre-feet. Groundwater and water from the three artificial lakes may contain high levels of total dissolved solids, nitrate, salinity, or other constituents, or high or low pH levels that could be introduced to surface waters when dewatered water is discharged to receiving waters.

However, Regulatory Compliance Measure HYD-2 would require that dewatering activities would be conducted in accordance with the Construction Dewatering Permit, including testing and treatment of groundwater prior to discharge to ensure that water quality standards are not violated. As a result, dewatering activities would not result in significant impacts on groundwater quality.

In addition, according to the Geotechnical Investigation, the predominate soil type within the Buildout Area is classified as Hydrologic Soil Group C. Group C soils have slow infiltration rates when thoroughly wetted and have a slow rate of water transmission. Therefore, construction activities would not substantially deplete groundwater supplies or interfere with groundwater recharge in a manner that may impede sustainable groundwater management. Impacts would be less than significant.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-25 Implementation of the proposed project would increase impervious surface coverage within the Buildout Area compared to existing conditions, which would decrease on-site infiltration. However, because underlying soils already exhibit low infiltration capacity, the proposed project is not expected to substantially alter groundwater recharge compared to existing conditions. The proposed project would also not involve direct groundwater extraction. The Golden State Water Company (GSWC) West Orange would supply water to the proposed project. According to the Water Supply Assessment (WSA) prepared for the proposed project, GSWC West Orange’s water supply sources include groundwater pumped from the Orange County Groundwater Basin, treated imported water, a small amount of purchased water from the City of Seal Beach through an intertie, and recycled water from the City of Cerritos. As discussed in the WSA prepared for the proposed project, GSWC West Orange’s primary sources of supply would provide sufficient water supply for GSWC West Orange’s projected water demand, including the proposed project, under all conditions, over the next 20 years. Increased water use during operation of the proposed project would also not substantially affect groundwater supplies because the groundwater basin has been sustainably managed by the Orange County Water District (OCWD) over the last 10 years and will continue to be sustainably managed. In addition, OCWD and GSWC West Orange coordinate in order to ensure that groundwater extracted for municipal water supplies would not substantially deplete groundwater supplies. Therefore, operation of the proposed project would not substantially deplete groundwater supplies or interfere with groundwater recharge in a manner that may impede sustainable groundwater management. Impacts would be less than significant.

The City hereby finds that the proposed project would not deplete groundwater supplies, create an adverse impact on groundwater quality, or interference with groundwater recharge. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.10-27 through 4.10-28 of the Draft EIR prepared for the proposed project.

Thresholds 4.10.3, 4.10.13: Substantial Alteration of Existing Drainage Patterns; Downstream Erosion or Siltation; On- or Off-Site Flooding; Exceed the Capacity of Stormwater Drainage Systems; Additional Sources of Polluted Runoff, and Increase Surface Runoff Flow Rate or Volume: Less Than Significant Impact
During project construction activities, soil would be exposed and disturbed, drainage patterns would be temporarily altered during grading and other construction activities, and there would be an increased potential for soil erosion and siltation compared to existing conditions. Additionally, during a storm event, soil erosion and siltation could occur at an accelerated rate. As discussed above, as construction of future development associated with the proposed project is anticipated to disturb greater than 1 acre of soil, future development projects would be subject to the S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -26 requirements of the Construction General Permit, which requires preparation of a SWPPP (Regulatory Compliance Measure HYD-1). The SWPPP which would detail Erosion Control and Sediment Control BMPs to be implemented during project construction to minimize erosion and retain sediment on site. However, as the specific design and sequencing of future development projects cannot be determined at this time, future projects may disturb less than 1 acre of soils and the Construction General Permit would not be applicable. If construction of future development associated with the proposed project would disturb less than 1 acre of soil and are not a part of a larger common plan, those projects would be required to comply with Section 4.106 of the CALGreen Code (Regulatory Compliance Measure HYD-1). Section 4.106 of the CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site.

Therefore, compliance with the requirements of the Construction General Permit or Section 4.106 of the CALGreen Code, including incorporation of construction BMPs, would ensure that construction impacts related to on-site, off-site, or downstream erosion or siltation would be less than significant.

Project construction would not alter the course of a stream or river because there are no rivers and streams in the Buildout Area. Therefore, impacts related to substantial erosion or siltation due to alterations to existing course of stream or rivers would be less than significant, and no mitigation is required.

According to the WQMP prepared for the proposed project, all 18 Drainage Management Areas (DMAs) discharge to channels that are not susceptible to hydromodification. Therefore, no hydrologic conditions of concern (HCOC) are present for these DMAs, and construction of the proposed project would not result in hydromodification impacts to downstream receiving waters, including increased erosion downstream. Impacts would be less than significant, and no mitigation is required.

Implementation of the proposed project would increase the amount of impervious surface area by 11 percent within the Buildout Area from approximately 78.02 acres 92.39 acres (70 percent). The approximately 92.39 acres of the Buildout Area that would be impervious would not be susceptible to on-site erosion or siltation because no soil would be included in these areas. The remaining 40.29 acres would consist of pervious surface area, which would contain landscaping that would minimize on-site erosion and siltation by stabilizing the soil. Therefore, on-site erosion and siltation impacts would be minimal.

The Drainage Report also included off-site hydrology analysis for the drainage facilities that the Buildout Area would discharge to. Under existing conditions, the 25-year storm event peak flow rate for the Cerritos Avenue Storm Drain is approximately 202 cubic feet per second (cfs), at the intersection of Bloomfield Avenue and Cerritos Avenue. Analysis of the hydrology results indicated that the proposed project would not have any impacts on the Cerritos Avenue Storm Drain, as the proposed project’s discharge would be less than the existing condition, and it would only occur once the 100-year high confidence peak flows have passed at the discharge location. This reduction is due to the proposed detention basin that would collect, detain, and treat stormwater before discharging stormwater to the Cerritos Avenue Storm Drain. This detention basin is currently proposed to discharge at a rate of 17 cfs, but only upon the subsidence of flows in the Cerritos Avenue Storm Drain. The proposed project is allowed to discharge directly to the Katella Avenue Storm Drain at a rate of approximately 32.84 cfs, which would significantly improve the existing storm drain system

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-27 hydraulics and reduce current deficiencies within the system. Therefore, the proposed project would not have any adverse effects on the downstream receiving waters.

Lastly, under existing conditions, the 25-year high confidence storm event peak flow rate for the Lexington Drive Storm Drain is approximately 76.84 cfs. The Drainage Report indicated that the allowed discharge to the Lexington Drive Storm Drain is 11.33 cfs and that, due to the extensive onsite mitigation from proposed detention basins, the proposed project would not cause adverse effects to the hydraulic conditions of this facility or downstream facilities.

Overall, stormwater runoff would be collected, detained, and treated in the proposed detention basins and/or proprietary flow-based biofiltration systems, which would capture and treat stormwater runoff before discharging stormwater to the surrounding storm drain system (Regulatory Compliance Measure HYD-3). The proposed detention basins and proprietary flowbased biofiltration systems would not be susceptible to erosion or siltation and implementation of the proposed detention basins would ensure that the proposed project would not result in increased off-site erosion or siltation. Additionally, according to the PWQMP and as discussed above, all 18 DMAs discharge to channels that are not susceptible to hydromodification. Therefore, no HCOCs are present for these DMAs and the proposed project would not result in hydromodification impacts to downstream receiving waters, including increased downstream erosion or siltation impacts.

In addition, operation of the proposed project would not alter the course of a stream or river because there are no rivers and streams in the Buildout Area. Therefore, impacts related to substantial erosion or siltation due to alterations to existing course of stream or rivers would be less than significant, and no mitigation is required. For these reasons, operational impacts related to substantial on-site, off-site, or downstream erosion or siltation would be less than significant, and no mitigation is required.

The City hereby finds that the proposed project would not increase runoff, downstream erosion, or siltation; exceed the capacity of stormwater drainage systems; or result in hydromodification impacts. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Regulatory Compliance Measure: Regulatory Compliance Measure HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.10-28 through 4.10-31 of the Draft EIR prepared for the proposed project.

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No Impact
The Buildout Area is not located within a 100-year floodplain. According to Federal Emergency Management Agency (FEMA) Federal Insurance Rate Map (FIRM) No. 06059C0116J (December 3, 2009), the Buildout Area is located within Zone X, which comprises areas of 0.2 percent annual chance flood (500-year flood). As the Buildout Area is not located within a 100-year floodplain, the proposed project would not place housing or structures within a 100-year flood hazard area. No impact, during either construction or operation of the proposed project, would occur.

The City hereby finds that the proposed project would not place structures or housing within a 100- year flood hazard area. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.10-43 of the Draft EIR prepared for the proposed project.

Threshold 4.10.9: Significant Risk of Loss, Injury or Death Involving Flooding, Including Flooding as a Result of the Failure of a Levee or Dam: Less Than Significant Impact The Buildout Area is not located within the inundation zone of a levee; however, it is within the inundation zone of Prado Dam. The functionality of Prado Dam, which was originally designed in the 1930s, was enhanced by Seven Oaks Dam, which was completed in 1999 and is approximately 40 miles upstream on the Santa Ana River. During a flood, Seven Oaks Dam stores water destined for Prado Dam for as long as the reservoir pool at Prado Dam is rising. When the flood threat at Prado Dam has passed, Seven Oaks Dam begins to release its stored flood water at a rate that does not exceed the downstream channel capacity. Working in tandem, the Prado and Seven Oaks Dams provide increased flood protection to Orange County.

Prado Dam is maintained and inspected to ensure its integrity and to ensure that risks are minimized. The USACE Dam Safety Program re-rated the dam to be a high urgency (Dam Safety Action Classification [DSAC] Rating II) and was scheduled to undergo modification to the existing spillway in 2021 to address safety concerns. In addition, construction of the Santa Ana River Mainstem Project was initiated in 1989, and is scheduled for completion in 2025. The Santa Ana River Mainstem Project will increase levels of flood protection to more than 3.35 million people in Orange, San Bernardino, and Riverside Counties. Improvements to 23 miles of the Lower Santa Ana River channel, from Prado Dam to the Pacific Ocean, are 95 percent complete, with the remaining bank protection improvements in Yorba Linda currently under construction. Improvements to the Santa Ana River channel include construction of new levees and dikes. In addition, the Santa Ana River Mainstem Project includes improvements to Prado Dam that are currently underway and are

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-29 estimated to be completed in 2025. The Prado Dam embankment has been raised, and the outlet works have been reconstructed to convey additional discharges. Remaining improvements to Prado Dam include acquisition of additional land for the expansion of the Prado Reservoir, construction of protective dikes, and raising of the spillway.

Although the proposed project would facilitate the construction of new structures in a dam inundation zone, the proposed project would not increase the chance of inundation from failure of Prado Dam. Additionally, the potential for dam failure is remote and the City’s emergency evacuation plans would be implemented if the dam were susceptible to rupture during heavy rain or other events. Therefore, proposed project impacts related to the exposure of people and structures to significant risk associated with flooding as a result of dam failure would be less than significant, and no mitigation is required.

The City hereby finds that the proposed project would not expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.10-43 through 4.10-44 of the Draft EIR prepared for the proposed project.

Threshold 4.10.10: Inundation by Seiche, Tsunami, or Mudflow: No Impact The Buildout Area is relatively flat and not at risk of mudflow. The Buildout Area is also not located in an area mapped by the California Emergency Management Agency as being potentially inundated by a tsunami. Seiches are waves that are created in an enclosed body of water such as a bay, lake, or harbor and go up and down or oscillate and do not progress forward like standard ocean waves.

There are no enclosed bodies of water within 3 miles of the Buildout Area. Due to the distance from the nearest enclosed body of water to the Buildout Area, the Buildout Area is not in a seiche hazard zone. Therefore, no impact from inundation by seiche, tsunami, or mudflow would occur.

The City hereby finds that the proposed project would not subject people or structures to inundation by seiche, tsunami, or mudflow. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

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Threshold 4.10.14: Increase Impervious Surface Area: Less Than Significant Impact According to the PWQMP prepared for the proposed project, implementation of the proposed project would increase the amount of impervious surface area within the Buildout Area by 11 percent, from approximately 78.02 acres (59 percent) to approximately 92.39 acres (70 percent), which would increase stormwater runoff within the Buildout Area. However, the proposed project would include an on-site stormwater system and detention facilities in order to control the increase in runoff within the Buildout Area such that no flooding, on- or off-site, would occur and the capacity of the downstream stormwater facilities would not be exceeded. Therefore, impacts would be less than significant.

The City hereby finds that the proposed project would not result in increased impervious surfaces and associated increased runoff. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.10-44 through 4.10-45 of the Draft EIR prepared for the proposed project.

Threshold 4.10.16: Increase in Pollutants for which the Receiving Waterbody is Already Impaired as Listed on the Clean Water Act (CWA) Section 303(d) List: Less Than Significant Impact
According to the PWQMP, receiving waters for the Buildout Area include the Cerritos Avenue Storm Channel, the Katella Avenue Storm Channel, the Los Alamitos Channel, the Bolsa Chica Channel, the San Gabriel River (Reach 1), the San Gabriel River Estuary, San Pedro Bay (near/off-shore zones), Huntington Harbor, Anaheim Bay, and Alamitos Bay. According to the most recent USEPA approved 302(d) list (2024), the Bolsa Chica Channel is impaired for ammonia, indicator bacteria, and pH, Huntington Harbor is impaired for chlordane, copper, indicator bacteria, lead, PCBs, and toxicity, and Anaheim Bay is impaired for nickel, PCBs, and toxicity. The most recent USEPA approved 203(d) list (2024) does not list any impairments for San Gabriel River (Reach 1), Alamitos Bay, and San Pedro Bay (near/offshore zones).

Construction of the proposed project has the potential to introduce pollutants to the storm drain system from erosion, siltation, and accidental spills. During construction activities, excavated soil would be exposed and there would be an increased potential for soil erosion and sediment to reach downstream receiving waters, which could result in decreases in dissolved oxygen levels. Chemicals, liquid products, petroleum products (e.g., paints, solvents, and fuels), and concrete-related waste

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-31 may be spilled or leaked during construction. Therefore, construction has the potential to contribute to the temperature and pH impairments. Leaks from grading and earthmoving equipment are sources of chemicals, liquid products, and petroleum products if the equipment leaks and could contribute to the metals (nickel and copper) and pH impairments in downstream receiving waters. If concrete-related wastes are spilled or leaked, they could affect the pH of downstream receiving waters. Temporary or portable sanitary facilities provided for construction workers could be a source of sanitary waste and contribute to downstream indicator bacteria impairments. However, sanitary waste generated from temporary or portable sanitary facilities would be disposed of in compliance with all applicable regulations. Project construction would not involve use of dioxin, which was banned in the United States in 1979. Therefore, construction of the proposed project would not contribute to the dioxin impairment.

As required by Regulatory Compliance Measure HYD-1, the proposed project would be required to comply with the requirements of the Construction General Permit as construction of future development facilitated by the proposed project is anticipated to disturb greater than 1 acre of soil.

However, as the specific design and sequencing of future development projects cannot be determined at this time, future projects may disturb less than 1 acre of soil and the Construction General Permit would not be applicable. If construction of future development associated with the proposed project would disturb less than 1 acre of soil and is not a part of a larger common plan, those projects would be required to comply with Section 4.106 of the CALGreen Code during construction. As specified in Regulatory Compliance Measure HYD-1, compliance with the Construction General Permit requires preparation of a SWPPP to identify construction BMPs to be implemented during project construction to reduce impacts to water quality and compliance with Section 4.106 of the CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site. Construction BMPs would include, but not be limited to, Erosion and Sediment Control BMPs designed to minimize erosion and retain sediment on-site, as well as Good Housekeeping BMPs to prevent spills, leaks, and discharge of construction debris and waste into receiving waters. In addition, during construction period groundwater dewatering, Regulatory Compliance Measure HYD-2 would ensure that pollutants are not introduced to receiving waters and that water quality standards and waste discharge requirements are met. Therefore, compliance with all applicable federal, state, and local regulations including Regulatory Compliance Measures HYD-1 and HYD-2, potential construction impacts related to an increase in pollutants for which the receiving waterbody is already impaired as listed on the CWA Section 303(d) list would be less than significant, and no mitigation is required.

During operation, expected pollutants of concern include suspended solids, nutrients, heavy metals, pathogens, pesticides, oil and grease, toxic organic compounds, and trash and debris. Pets utilizing the landscaped areas would be a potential source of pathogens (e.g., fecal matter) which could contribute to the indicator bacteria and dissolved oxygen impairment. Vehicles operating within the Buildout Area could be a source of heavy metals (nickel and copper) if not properly maintained.

Proper maintenance would minimize the potential for leaks or spills of oils, fuels, and other contaminants. Therefore, while there is the potential for operational pollutants to contribute to the indicator bacteria, nickel, copper, pH, and temperature impairments in receiving waters, project operation would not involve the use of dioxin. All activities would be conducted in accordance with S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -32 applicable federal, state, and local regulations and the operations would not contribute to the pollutant impairment.

As specified in Regulatory Compliance Measure HYD-3, operational water quality BMPs would be implemented and maintained during operation to target and reduce pollutants in stormwater runoff from the Buildout Area prior to discharge to receiving waters. The Source Control and LID BMPs specified in the PWQMP would target and reduce pollutants in stormwater runoff from the Buildout Area, including those contributing to downstream water quality impairments. Therefore, compliance with Regulatory Compliance Measure HYD-3, potential operational impacts related to an increase in pollutants for which the receiving waterbody is already impaired as listed on the CWA Section 303(d) list would be less than significant, and no mitigation is required.

The City hereby finds that the proposed project would not result in increased pollutants within an impaired water body as listed on the Clean Water Act Section 303(d) list. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Regulatory Compliance Measures: Regulatory Compliance Measures HYD-1 through HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.10-45 through 4.10-46 of the Draft EIR prepared for the proposed project.

Threshold 4.10.18: Potentially Significant Environmental Impacts on Surface Water Quality to Either Marine, Fresh, or Wetland Waters: Less Than Significant Impact According to the Orange County MS4 Permit, Environmentally Sensitive Areas are areas such as those designated as Areas of Special Biological Significance (ASBS) or waterbodies listed on the CWA Section 303(d) list of impaired waters. The Buildout Area is not tributary to an ASBS. The proposed project’s compliance with Regulatory Compliance Measures HYD-1, HYD-2, and HYD-3 would ensure that it would not result in an increase in pollutants for which the receiving waterbody is already impaired as listed on the CWA Section 303(d) list. Therefore, the proposed project would not exacerbate already existing sensitive conditions in receiving waters listed on the CWA Section 303(d) list of impaired waters. Impacts would be less than significant.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-33 The City hereby finds that the proposed project would not exacerbate sensitive conditions within environmentally sensitive areas or have a potentially significant environmental impact on surface water quality to either marine, fresh, or wetland waters. No impacts would occur. Consequently, no mitigation measures are required for this no impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures -1 through HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.10-47 of the Draft EIR prepared for the proposed project.

Threshold 4.10.22: Significant Environmental Effects Related to the Operation of New or Retrofitted Stormwater Treatment Control Best Management Practices: Less Than Significant Impact
The proposed project would include implementation of operational BMPs to reduce impacts related to hydrology and water quality. Stormwater treatment in the Buildout Area would be provided using proprietary flow-based biofiltration systems. Alternatively, proposed detention basins may treat stormwater before discharging into the City’s surrounding storm drain infrastructure, depending on the final site plan design. These BMPs would not result in additional impacts not already evaluated throughout the Draft EIR. These BMPs would be designed and routinely inspected and maintained to reduce impacts related to vectors and odors. Therefore, impacts related to BMPs would be less than significant.

Furthermore, future development facilitated by the proposed project would be required to demonstrate that new or retrofitted stormwater treatment BMPs would not cause significant environmental impacts occur. Future development projects would also be subject to separate environmental review on a project-specific basis, in accordance with the provisions of CEQA.

Additionally, a project-specific WQMP would be required that details operational BMP maintenance and inspection plans which would minimize potential odors and vectors. Therefore, impacts related to BMPs would be less than significant.

The City hereby finds that the proposed project would not include new or retrofitted stormwater treatment control BMPs, the operation of which could result in significant environmental effects.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Mitigation Measures: No mitigation is required.

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -34 Supportive Evidence: Please refer to pages 4.10-48 through 4.10-49 of the Draft EIR prepared for the proposed project.

4.11 LAND USE AND PLANNING
Threshold 4.11.1: Physical Division of an Established Community: Less Than Significant Impact The Buildout Area is within an urbanized area and is currently surrounded by a variety of land uses, including commercial, office, business park, retail, park, residential, religious facilities, and mixeduse land uses. Future development under the proposed project within the Buildout Area would not physically divide an established community and would improve existing connectivity in the area with the extension of Moody Street and Vessels Circle. Further, the neighboring residential communities would not be separated by the proposed road extensions or proposed buildout of the proposed project. Project implementation would implement the vision of the Specific Plan. The proposed project would not introduce an inconsistency with the existing uses in the surrounding area and would be consistent with all General Plan and zoning designations. Therefore, impacts related to the physical division of an established community would be less than significant. In addition, future development applications contemplated within the Buildout Area would also be required to comply with all applicable regulations and standards related to land use and planning. Any future development or redevelopment projects requiring discretionary actions would also be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines.

The City hereby finds that the proposed project would not physically divide an established community. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.11-8 through 4.11-11 of the Draft EIR prepared for the proposed project.

Threshold 4.11.2: Significant Environmental Impact Due to Conflicts with Land Use Plans, Policies, or Regulations Adopted for the Purpose of Avoiding or Mitigating an Environmental Effect: Less Than Significant Impact
A project’s inconsistency with a plan or policy is considered significant only if the conflict would result in a substantial physical environmental impact (per State CEQA Guidelines Section 15382).

The proposed project would be consistent with applicable Connect SoCal goals, including Connect SoCal’s goals to develop, connect and sustain communities that are livable and thriving and to create a healthy region for the people of today and tomorrow, by providing additional housing opportunities within locations near amenities and already used by the public for commercial,

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-35 recreational, and/or professional uses. In addition, the proposed project would support the development, connection, and sustainability of communities that are living and thriving by providing necessary housing. The proposed project would deliver a range of residential uses, from singlefamily to high-density housing. This diversity of housing types would offer options to accommodate varying household needs within the community. Buildout of the proposed project would include commercial uses, would improve circulation from the adjacent roadways and surrounding areas to the north and south, and would provide access to parks.

The Buildout Area is designated as Specific Plan on the General Plan Land Use Map. The City has determined, through Measure S, that the Specific Plan is consistent with all elements of the General Plan, including Land Use, Circulation, Conservation/Open Space/Recreation, Noise, Housing, Safety, Growth Management, and Air Quality. Therefore, the proposed project’s updates to the General Plan would ensure consistency between the project and all applicable General Plan goals and policies.

In addition, the Specific Plan is the regulatory plan that provides the land use designations and zoning for the Buildout Area. The project as proposed is the reasonably foreseeable buildout of the Specific Plan and no amendments to the Specific Plan are required for implementation. Therefore, the proposed project is consistent with the Specific Plan and City’s Zoning Ordinance. In addition, as provided above, the City (through Measure S) determined that the Specific Plan is consistent with all eight elements of the General Plan, as required by Government Code Section 65450.

Therefore, because the proposed project does not include any proposed amendments or modifications to the adopted Specific Plan and because proposed project is the reasonably foreseeable buildout of the Specific Plan in the Buildout Area, the proposed project would not introduce inconsistencies in the applicable City land use and planning policies. Therefore, the proposed project would result in less than significant impacts related to potential conflicts with applicable land use plans, policies, and regulations.

The City hereby finds that the proposed project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.11-11 through 4.11-25 of the Draft EIR prepared for the proposed project.

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4.12 MINERAL RESOURCES
Thresholds 4.12.1, 4.12.2: Loss of Availability of Known Mineral Resources or a Locally Important Mineral Resource Recovery Site: No Impact
There are no known mineral resources within or in the vicinity of the Buildout Area, and there are no other known mineral deposits or resources within the city that are of significant value to the region or the State. Therefore, implementation of the proposed project would not result in the loss of availability of a known mineral resource that would be of value to the region and residents of the State. Therefore, no impacts on mineral resources would occur.

The City hereby finds that the proposed project would not result in the loss of availability of a known mineral resources that would a value to the region or the residents of the state or result in the loss of availability of a local important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.12-4 through 4.12-5 of the Draft EIR prepared for the proposed project.

4.13 NOISE
Threshold 4.13.1: Substantial Temporary or Permanent Increase in Ambient Noise Levels: Less Than Significant Impact
Implementation of the proposed project would introduce temporary and permanent sources of noise within the Buildout Area, including demolition, grading, construction activities, increased traffic, and ongoing operational uses.

Two types of short-term noise impacts could occur during construction within the Buildout Area: (1) construction traffic, and (2) construction equipment. Because construction-related vehicle trips would not approach existing daily traffic volumes on nearby roads, any increase in traffic noise would be less than 3 A-weighted decibels (dBA) and therefore would not be perceptible. It should also be noted that removal of the existing improvements associated with the Los Alamitos Race Course would result in cessation of race track operations during demolition and subsequent construction activities. With the track no longer operating, the existing traffic generated by patrons, employees, vendors, and event-related activities would be substantially reduced or eliminated. As such, construction-related vehicle trips would, in part, replace rather than add to existing operational traffic volumes, thereby offsetting potential roadway noise increases. Accordingly, short-term construction-related noise impacts associated with worker commutes and equipment transport to the Buildout Area would be less than significant.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-37 Construction would occur incrementally and in phases as individual development components are implemented and occupied. Accordingly, construction equipment-related noise would be intermittent and localized to active work areas, rather than occurring simultaneously across the entire site. In addition, construction activities would comply with the City of Cypress Noise Ordinance, as specified in Regulatory Compliance Measure NOI-1, which expressly permits construction during specified daytime hours. Construction would occur outside of the nighttime hours and only occur during the permitted construction hours from 7:00 a.m. to 8:00 p.m. on weekdays and 9:00 a.m. to 8:00 p.m. on Saturdays. Construction would not be permitted outside of these hours or on Sundays or federal holidays. The City’s construction-hour restrictions were established to minimize disruption to nearby sensitive receptors by prohibiting construction activities during nighttime and other low-ambient-noise periods when residents are more likely to be sleeping or otherwise sensitive to noise. Compliance with these established time limitations would ensure that construction noise occurs only during periods deemed acceptable by the City to avoid substantial disturbance to surrounding residential and other noise-sensitive land uses. There is potential that during certain construction activities, like mat foundation pours or utility installation, work may need to occur on a 24-hour rotation. In those situations, a temporary use permit may be obtained from the City’s Community Development Director. The application would have to detail why compliance with standard construction hours cannot be achieved and the duration of the scheduled event. The City requires at least 10 days to process a request for a temporary use permit.

Construction activities within the Buildout Area would generate temporary increases in noise levels at nearby sensitive receptors, including residential uses and other noise-sensitive land uses. Shortterm exposure to elevated construction noise may result in temporary annoyance, speech interference, or sleep disturbance if occurring during early morning or nighttime hours. However, health guidance indicates that long-term adverse health effects—such as cardiovascular outcomes, chronic stress responses, or hearing impairment—are generally associated with prolonged, chronic exposure at elevated noise levels, rather than intermittent and temporary construction noise. The World Health Organization has concluded that adverse health effects are primarily linked to sustained environmental noise exposure over extended periods, particularly nighttime exposure affecting sleep. Similarly, the USEPA identifies much higher continuous exposure levels (e.g., longterm average levels approaching or exceeding 85 dBA) as associated with measurable health risks.

Because construction activities would be temporary, phased, and restricted to daytime hours in accordance with City standards, and because receptors would not be exposed to sustained high noise levels over long durations, the potential for long-term adverse health impacts would be minimal.

Although construction noise levels would temporarily exceed existing ambient noise levels in the vicinity of the Buildout Area, such increases would be short term and limited to the duration of active construction. Project construction would be conducted in accordance with the City of Cypress Noise Ordinance, including compliance with permitted construction hours and operational requirements designed to protect nearby sensitive receptors. Because construction activities would comply with the City’s established regulatory framework, construction-related noise impacts would be temporary and would not result in a substantial adverse effect.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -38 Long-term noise impacts would be associated with increases in traffic and on-site operational activities. While implementation of the proposed project would increase traffic volumes on surrounding roadways, associated increases in noise levels would not be substantial and would remain below thresholds of perceptibility. Specifically, the results of the noise analysis indicate that the increase in noise associated with project-related traffic, comparing existing without project traffic volumes to existing plus project traffic volumes, would be up to 0.3 dBA Community Noise Equivalent Level (CNEL) along the analyzed road segments. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Because project-related traffic would not result in a perceptible increase (i.e., 3 dBA or greater) in ambient roadway noise levels, off-site traffic noise impacts would be less than significant.

Operational noise sources would include on-site stationary equipment such as heating, ventilation, and air conditioning (HVAC) systems, as well as commercial activities including loading, unloading, and parking lot use. Emergency generators would operate only during routine testing or power outages and would not constitute continuous noise sources. In addition, once final architectural plans and mechanical equipment specifications are available for each future project, preparation of a project-specific acoustical analysis would be required to confirm compliance with the City’s exterior and interior noise standards related to land use compatibility, as established in City of Cypress Municipal Code Article VII (Noise Control), Sections 13-68, which set forth allowable noise limits by noise zone and authorize the City to require noise measurements or acoustical studies to verify compliance with applicable standards prior to or following project occupancy. Further, Regulatory Compliance Measure NOI-2 would require mechanical equipment, including air conditioning units in residential and non-residential zoning districts, be enclosed within a structure or completely screened from view from surrounding properties by the use of a fence or wall consistent with Section 3.11.100(b) of the City of Cypress Municipal Code. As the proposed project would meet the City’s noise standards, impacts would be less than significant.

The City hereby finds that the proposed project would not generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures NOI-1 and NOI-2 would be applicable and implemented for the proposed project
Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.13-16 through 4.13-22 of the Draft EIR prepared for the proposed project.

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-39 Threshold 4.13.2: Excessive Ground-borne Vibration or Ground-borne Noise Levels: Less Than Significant Impact
Construction of the proposed project could result in the generation of ground-borne vibration. The greatest levels of vibration are anticipated to occur during the foundation preparation phase. All other phases are expected to result in lower vibration levels. During the foundation preparation phase, the equipment with the highest vibration generation potential is the large bulldozer, which would generate 0.089 peak particle velocity (PPV) inches per second (in/sec) at 25 feet. The closest surrounding buildings to the Buildout Area construction boundary include existing residential buildings located approximately 10 feet west of the edge of Lot 13 and south of Lot 3. Assuming heavy construction equipment would not operate within 5 feet of existing property line walls, at a distance of approximately 15 feet from typical construction activities, vibration levels would approach 0.191 in/sec PPV and would be below the Federal Transit Administration (FTA) criteria of

0.2 in/sec PPV, that applies to non-engineered timber and masonry buildings and therefore impacts would be less than significant, including at the closest surrounding buildings which would be at least 15 feet from construction activities.

In addition to potential building damage considerations, construction-generated ground-borne vibration may result in human annoyance at nearby vibration-sensitive receptors. During the foundation preparation phase for future development within the Buildout Area, the large bulldozer represents the equipment with the highest vibration generation potential. At a distance of 165 feet from the center of construction activities to the nearest sensitive receptor, vibration levels are expected to approach 62 vibration velocity decibels (VdB) and would not exceed the annoyance thresholds. Because the FTA criteria are based on the root mean square vibration level (Lv), expressed in VdB, vibration levels would need to exceed the applicable residential thresholds to result in a potentially significant impact related to human annoyance. As discussed above, the maximum predicted vibration level of 62 VdB is well below the applicable daytime and nighttime thresholds (78 VdB during daytime hours and 72 VdB during nighttime hours); therefore, no significant vibration impact related to human annoyance would occur.

Given the anticipated uses in the Buildout Area, project-related traffic would be the only source of potential vibration impacts to surrounding uses during operation. With respect to potential groundborne vibration from existing roadway conditions, the roadways surrounding the Buildout Area, including Katella Avenue, Cerritos Avenue, and the existing site driveways, are paved and maintained in generally smooth condition and are therefore unlikely to generate substantial vibration. Typical on-road vehicles, including passenger cars, trucks, and buses, operate on rubber tires and utilize suspension systems that dampen roadway irregularities, making it uncommon for standard vehicular traffic on paved roadways to result in perceptible ground-borne vibration or vibration-related noise at off-site receptors. Therefore, vibration generated by project-related traffic on the adjacent roadways would be less than significant.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -40 The City hereby finds that the proposed project would not generate excessive ground-borne vibration or ground-borne noise levels. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.13-22 through 4.13-25 of the Draft EIR prepared for the proposed project.

Threshold 4.13.3: Excessive Noise Levels Due to Proximity to an Airport: Less Than Significant Impact
The closest airport to the Buildout Area is JFTB Los Alamitos, located approximately 0.6 mile south of the Buildout Area. The Buildout Area is within the 60 A-weighted decibel community noise equivalent level (dBA CNEL), but outside of the 65 dBA CNEL noise contour for JFTB Los Alamitos.

Therefore, although the Buildout Area is located within Noise Impact Zone 2 (moderate noise impact), it is outside of Noise Impact Zone 1 (high noise impact) defined by the Airport Environs Land Use Plan. Given that the proposed project does not contain outdoor sensitive receptors and the City defined levels between 60 and 65 dBA CNEL as conditionally acceptable with the incorporation of an HVAC system allowing a windows-closed condition and standard building construction, the noise impacts related to airport noise would be less than significant.

The City hereby finds that the proposed project would not expose people residing or working in the project area to excessive noise levels due to proximity to an airport. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.13-26 of the Draft EIR prepared for the proposed project.

4.14 POPULATION AND HOUSING
Threshold 4.14.1: Substantial Unplanned Population Growth: Less Than Significant Impact Implementation of the proposed project would result in a net population increase of approximately 5,516 persons at full buildout associated with the development of up to 1,791 residential units. The City’s housing need allocation for the planning period between 2021 and 2029 is 3,936 units, as identified in the Southern California Association of Governments (SCAG) 6th Cycle Regional Housing Needs Assessment (RHNA). The Housing Element and Specific Plan allow for a total of 1,926

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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C YPRESS , C ALIFORNIA
P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-41 residential units, including the 135 units already developed by Melia Homes as part of the Belmont residential project on the 7-acre Melia Property. The remaining capacity under the Specific Plan allows for the development of up to 1,791 additional residential units within the Buildout Area.

Accordingly, the proposed project would not result in unplanned growth and the projected population increase associated with the proposed project falls within this anticipated regional and local growth.

The proposed project includes the construction of roads, water and wastewater infrastructure, power lines and other utilities, as envisioned in the Specific Plan. The Buildout Area is in an urbanized setting with a full range of public services and would utilize existing public utilities infrastructure. The proposed project would include the extension of Moody Street from Cerritos Avenue to Katella Avenue, as well as the extension of Vessels Circle from its current western terminus to intersect with the Moody Street extension, consistent with the Specific Plan. The proposed project also includes, consistent with the Specific Plan, the widening of Lexington Drive within Lot B in Vesting Tentative Tract Map (VTTM) 19247 and seven access driveways, including one at Lexington Drive and two each at Cerritos Avenue, Moody Street, and Vessels Circle. These proposed extensions would provide access to the proposed development within the Buildout Area and surroundings.

Although the proposed project would facilitate the development of new housing in the City, the new housing would not induce substantial unplanned population growth, as the City has already planned for the reasonably foreseeable development of housing within the Buildout Area as a way of meeting the Housing Element and City’s RHNA obligations. In addition, the proposed project is consistent with planned regional housing growth and planned population growth of the City as evaluated in the SCAG RHNA and Housing Element. Therefore, the proposed project would not cause indirect substantial unplanned population growth through the extension of roads and other infrastructure. Impacts associated with unplanned population growth, directly or indirectly, would be less than significant.

The City hereby finds that the proposed project would not induce substantial unplanned population growth in the area, either directly or indirectly. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.14-8 and 4.14-9 of the Draft EIR prepared for the proposed project.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -42 Threshold 4.14.2: Displacement of People or Housing Resulting in Need for Replacement Housing: No Impact
There are no residential uses currently located in the Buildout Area that would be subject to demolition or require the removal or relocation of existing residents. In addition, as discussed above, the proposed project would be consistent with the housing allocation needs specified by the SCAG RHNA and Housing Element. Therefore, the proposed project would result in no impact related to the displacement of people or housing necessitating the construction of replacement housing elsewhere.

The City hereby finds that the proposed project would not displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere. No impact would occur. Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.14-9 of the Draft EIR prepared for the proposed project.

4.15 PUBLIC SERVICES
Threshold 4.15.1(i): Fire Protection Services: Less Than Significant Impact Buildout of the proposed project would result in an increase of approximately 5,516 residents, which would result in a corresponding increase in demand for fire protection services.

Construction activities associated with the proposed project, including roadway improvements such as the extension of Moody Street and Vessels Circle, have the potential to temporarily affect fire protection services, including emergency vehicle response times, by temporarily requiring partial lane closures, reducing roadway capacity, or increasing congestion. However, the construction contractor of future development projects would be required to implement a Transportation Construction Plan (TCP) that complies with applicable engineering standards outlined in the California Manual of Uniform Traffic Control Devices, ensuring that construction activities which may temporarily restrict vehicular traffic would be required to implement adequate and appropriate measures to facilitate the passage of persons and vehicles through/around any required road closures. As such, construction-related impacts to fire protection services and emergency response times would not be substantially affected.

With implementation of the proposed project and the associated increase in population at the Buildout Area, the firefighter-to-resident ratio could decrease from approximately 5.86–5.94 firefighters per 10,000 residents to approximately 5.29 per 10,000 residents, which may necessitate the addition of approximately four firefighters to maintain existing service levels. However, OCFA has a history of adjusting staffing levels to meet demand, and the Buildout Area is located in close

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-43 proximity (approximately 75 feet) to Fire Station No. 17, which supports the ability to meet OCFA’s response time goals of 8 minutes for fire response and 5 minutes for paramedic response at least 90 percent of the time.

Further, OCFA has not identified the need for new fire stations or expanded facilities to serve the Buildout Area. If OCFA determines that such facilities are required in the future, they: (1) would occur where allowed under the designated land use; (2) would be located on parcels that are infill opportunities on lots that are likely between 0.5 and one acre in size; and (3) would very likely qualify for a Categorical Exemption under State CEQA Guidelines Section 15301 or 15332 and, if not, a Negative Declaration or a Mitigated Negative Declaration, and, therefore would not be expected to result in significant impacts.

In addition, any future development implemented pursuant to the proposed project would be required to comply with all applicable OCFA requirements, including the provision of adequate fire flow, hydrant spacing, and emergency access. In addition, future projects would be subject to City review and approval, including verification during the development review process that adequate fire protection services can be provided, and would also be required to coordinate with OCFA to determine and pay any applicable development impact fees necessary to offset potential impacts to staffing and service capacity, as specified in Regulatory Compliance Measure PS-1. Therefore, impacts related to fire protection services, including the need for new or expanded facilities, would be less than significant.

The City hereby finds that the proposed project would not generate substantial impacts relating to fire protection services. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measure PS-1 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.15-13 through 4.15-14 of the Draft EIR prepared for the proposed project.

Threshold 4.15.1(ii): Police Protection Services: Less Than Significant Impact Implementation of the proposed project would result in a net increase of approximately 5,516 residents, which could generate additional calls for law enforcement services. However, such demand would be consistent with the types of service calls typically handled by the Cypress Police Department (CPD) for similar residential and mixed-use developments. Additionally, the Buildout Area is located within an urbanized setting already served by CPD.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -44 As discussed above, the construction contractor would be required to implement a TCP in accordance with the California Manual of Uniform Traffic Control Devices to ensure that construction activities which may temporarily restrict vehicular traffic would be required to implement adequate and appropriate measures to facilitate the passage of persons and vehicles through/around any required road closures. Therefore, potential impacts related to emergency access during construction of the proposed project would not be impeded and response times would not be substantially affected.

With the addition of approximately 5,516 residents associated with the proposed project, the CPD’s officer-to-resident ratio would decrease to approximately 1.00 officer per 1,000 residents if staffing levels remain unchanged. While the increase in population may warrant the addition of approximately five to six officers to maintain current service ratios and response time goals, CPD has indicated that it anticipates being able to serve the proposed project using existing resources in the short term while continuing to monitor staffing needs as development occurs. CPD has also not identified the need for new or expanded police facilities to serve the Buildout Area. If additional facilities are required in the future, such facilities: (1) would occur where allowed under the designated land use; (2) would be located on parcels that are infill opportunities on lots that are likely between 0.5 and one acre in size; and (3) would very likely qualify for a Categorical Exemption under State CEQA Guidelines Section 15301 or 15332 and, if not, a Negative Declaration or a Mitigated Negative Declaration, and, therefore would not be expected to result in significant impacts.

The proposed project would also incorporate Crime Prevention Through Environmental Design (CPTED) principles, including adequate lighting, access control, natural surveillance, and security features, and would coordinate with CPD during the site design phase. Future development projects would be required to comply with all applicable City standards, including the General Plan and Zoning Code, and any future development or redevelopment projects requiring discretionary actions would be subject to environmental review pursuant to CEQA. In addition, development impact fees would be collected, as appropriate, to support public services, including police protection.

Therefore, impacts to police protection services, including the need for new or expanded facilities, would be less than significant.

The City hereby finds that the proposed project would not generate substantial impacts relating to police protection services. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.15-14 through 4.15-16 of the Draft EIR prepared for the proposed project.

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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C YPRESS , C ALIFORNIA
P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-45 Threshold 4.15.1(iii) Schools: Less Than Significant Impact Implementation of the proposed project is estimated to result in approximately 237 elementary school students within the Cypress School District (CSD), 235 middle and high school students within the Anaheim Union High School District (AUHSD), and approximately 288 students within the Los Alamitos Unified School District (LAUSD) (including 206 elementary and 82 middle/high school students). This increase in student population would incrementally increase demand for school facilities within the affected districts; however, such growth is consistent with regional population projections and housing development anticipated under the SCAG RHNA and the City’s Housing Element.

The CSD currently operates below its facility capacity. The addition of 237 elementary students associated with the proposed project would represent an increase of approximately 7.0 percent in enrollment but would remain within the district’s available capacity of approximately 1,081 available seats.

The addition of approximately 235 middle and high school students within the AUHSD would represent an increase of approximately 0.84 percent. According to the AUHSD Facilities Master Plan Update, the district is experiencing a projected decline in enrollment of approximately 3,200 students through the 2025–2026 school year. As such, the district is expected to have sufficient capacity to accommodate students generated by the proposed project.

The addition of approximately 288 students within in the LAUSD would represent an estimated 3.2 percent increase in enrollment; however, given the district’s declining enrollment trends, sufficient capacity is expected to be available to serve these students.

In addition, future development associated the proposed project would be required to pay applicable school facility development fees in accordance with California Education Code Section 17620(a)(1) and Government Code Section 65995, as specified in Regulatory Compliance Measure PS-2. These fees are intended to offset impacts to school facilities associated with new development and, pursuant to the provisions of Government Code Section 65996, a project’s impact on school facilities is fully mitigated through payment of the requisite school facility development fees current at the time a building permit is issued. Therefore, with payment of the required fees, as outlined in Regulatory Compliance Measure PS-2, potential impacts to school services and facilities associated with implementation of the proposed project would be less than significant.

The City hereby finds that the proposed project would not generate substantial impacts relating to school facilities. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measure PS-2 would be applicable and implemented for the proposed project.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

Supportive Evidence: Please refer to pages 4.15-16 through 4.15-20 of the Draft EIR prepared for the proposed project.

Threshold 4.15.1(iv): Parks: Less Than Significant Impact The estimated increase in population associated with the proposed project would be expected to increase the use of existing parks and recreational facilities within the City. Currently, the City provides approximately 93.9 acres of parkland, which equates to approximately 1.92 acres per 1,000 residents—below the City’s General Plan goal of 4.5 acres per 1,000 residents. With project implementation, this ratio would decrease to approximately 1.73 acres per 1,000 residents without additional parkland improvements.

However, the proposed project includes the provision of park and recreational space consistent with the Specific Plan. As established in the Specific Plan, 18.2 acres of land shall be set aside exclusively for two public parks within the Public Park District. This area was considered to be large enough to provide passive and active recreational uses. An additional 2 acres of public park will be, or have been, provided in one or more of the other Land Use Districts, for a total of approximately 20 acres of public parks. Lexington Park, which is approximately 9 acres and is located outside the Buildout Area has already been developed adjacent to Lots 1 and 2 of Vesting Tentative Tract Map (VTTM) 19247, and counts toward the 20-acre park requirement included in the Specific Plan. The proposed project would include approximately 11 acres of land on which park and recreational uses would be developed. The specific amenities and improvements that would be developed in the Specific Plan’s Public Park District and the additional 2 acres of public park space would be determined in connection with future development projects as they are proposed within the Buildout Area. The proposed project would also include additional open space areas as an amenity for future residents.

With the dedication of approximately 11 acres of parkland within the Buildout Area, the City’s parkland-to-resident ratio would improve to approximately 1.93 acres per 1,000 residents. While this would not meet the City’s goal of 4.5 acres per 1,000 residents, it would represent a slight improvement over existing conditions. Furthermore, consistent with Article VI and in Regulatory Compliance Measure PS-3, future applicants within the Buildout Area would be required to dedicate land, pay applicable park fees, obtain private open space credits, or a combination thereof.

Therefore, although the proposed project would increase demand for park and recreational facilities, development on onsite parks and recreation space and compliance with Regulatory Compliance Measure PS-3, would ensure that impacts to parks and recreation facilities would be less than significant.

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-47 The City hereby finds that the proposed project would not generate substantial impacts on parks.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measure PS-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.15-20 through 4.15-21 of the Draft EIR prepared for the proposed project.

Threshold 4.15.1(v): Other Public Facilities: Less Than Significant Impact The estimated population increase associated with buildout of the proposed project could increase demand for library services at the Cypress Branch Library, located within the Cypress Civic Center at 5331 Orange Avenue, approximately 1 mile north of the Buildout Area. Based on County service standards of 0.2 square feet of library space per capita and 1.5 books per capita, the Cypress Branch Library has sufficient capacity to accommodate a population of 75,000 and enough books to serve 58,667 residents. Therefore, the library has adequate space and resources to serve the additional population growth associated with the proposed project. For these reasons, the proposed project would not require the construction of new or physically altered library facilities, and impacts on library services would be less than significant.

The City hereby finds that the proposed project would not generate substantial impacts to other public facilities. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to page 4.15-22 of Draft EIR prepared for the proposed project.

4.16 RECREATION
Threshold 4.16.1: Increase Use and Cause Physical Deterioration of Parks and Other Recreation Facilities: Less Than Significant Impact
Implementation of the proposed project would result in approximately 5,516 new residents within the Buildout Area. Currently, the City has approximately 93.9 acres of parkland for its 48,782 residents, providing about 1.92 acres per 1,000 residents, which falls short of the City’s parkland objective. With the addition of 5,516 residents, the parkland ratio would be 1.73 acres per 1,000 residents prior to construction of any recreational resources proposed by the project.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -48 However, the proposed project includes the provision of park and recreational space consistent with the Specific Plan. As established in the Specific Plan, 18.2 acres of land shall be set aside exclusively for two public parks within the Public Park District. This area was considered to be large enough to provide passive and active recreational uses. An additional 2 acres of public park will be, or have been, provided in one or more of the other Land Use Districts, for a total of approximately 20 acres of public parks. Lexington Park, which is approximately 9 acres and is located outside the Buildout Area has already been developed adjacent to Lots 1 and 2 of Vesting Tentative Tract Map (VTTM) 19247, and counts toward the 20-acre park requirement included in the Specific Plan. The proposed project would include approximately 11 acres of land on which park and recreational uses would be developed. The specific amenities and improvements that would be developed in the Specific Plan’s Public Park District and the additional 2 acres of public park space would be determined in connection with future development projects as they are proposed within the Buildout Area. The proposed project would also include additional open space areas as an amenity for future residents.

The amount of open space, improvements, and amenities in the final buildout is not known or defined at this programmatic stage of the proposed project but would be consistent with requirements in the Specific Plan. With the dedication of approximately 11 acres of parkland, the City’s parkland-to-resident ratio would be approximately 1.93 acres per 1,000 residents. While this would not meet the City’s goal of 4.5 acres per 1,000 residents, it would represent a slight improvement over existing conditions. Furthermore, consistent with Article VI and in Regulatory Compliance Measure PS-3, future applicants within the Buildout Area would be required to dedicate land, pay applicable park fees, obtain private open space credits, or a combination thereof.

Therefore, impacts to parks and recreational facilities would be less than significant.

The City hereby finds that the proposed project would not increase the use of existing neighborhood and regional parks or other recreation facilities such that substantial physical deterioration of the facility would occur or be accelerated. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measure PS-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.16-6 and 4.16-7 of the Draft EIR prepared for the proposed project.

F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-49 Threshold 4.15.2: Construction or Expansion of Recreational Facilities Resulting in an Adverse Physical Effect: Less Than Significant Impact
The proposed project would include approximately 11 acres of land on which park and recreational uses would be developed. The specific amenities and improvements that would be developed in the 9 acres of Public Park District and the additional 2 acres of public park space would be determined in connection with future development projects as they are proposed within the Buildout Area. Future individual development projects implemented within the Buildout Area pursuant to the previously approved Specific Plan would be subject to further project-specific evaluation to determine whether they are consistent with the assumptions in the Draft EIR. If a future project exceeds the scope of this analysis or results in site-specific impacts not previously addressed, additional environmental review under CEQA may be required to evaluate impacts to recreation and ensure compliance with applicable policies, standards, and mitigation measures.

In addition, given the availability and distribution of these facilities, as well as the City's existing park planning framework and service standards, the increase in population associated with the proposed project would not result in the physical deterioration of existing recreational resources or necessitate the construction of new parks or recreational infrastructure. As such, potential impacts related to the construction or expansion of recreational facilities that could result in adverse physical effects would be less than significant.

The City hereby finds that although the proposed project would include recreational facilities the construction of these facilities would not have an adverse physical effect on the environment.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.16-2 and 4.16-3 of the Draft EIR prepared for the proposed project.

4.17 TRANSPORTATION
Threshold 4.17.1: Conflict with a Program, Plan, Ordinance or Policy Related to the Circulation System: Less Than Significant Impact
In the City, the circulation system is primarily regulated by the City’s General Plan Circulation Element. In addition, the City’s General Plan Growth Management Element contains a goal to reduce traffic congestion. A consistency analysis of the goals and policies from the City’s General Plan pertaining to the circulation system that are relevant to the proposed project was conducted and it was determined that the proposed project would not conflict with any of the goals and policies contained in the City’s General Plan related to the circulation system. In addition, the S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -50 proposed project would be consistent with applicable Connect SoCal 2024 goals, which regulates the regional circulation system. Furthermore, the proposed project reinforces the stated goals of Connect SoCal 2024, including Connect SoCal 2024’s goals to develop, connect and sustain communities that are livable and thriving and to create a healthy region for the people of today and tomorrow, by providing additional housing opportunities within locations near amenities and already used by the public for commercial, recreational, and/or professional uses. In addition, the proposed project would support the development, connection, and sustainability of communities that are livable and thriving by providing necessary housing for all income levels in a bustling economic corridor.

Transit service in the vicinity of the Buildout Area is provided by OCTA along Katella Avenue and Valley View Street. The proposed project is expected to generate approximately 210 daily transit trips, which equates to 420 OC Bus boardings. However, this increase would not interfere with existing or planned transit services as the City is continually assessing ridership demand and coordinates with OCTA in order to address any deficiencies in service. OCTA has also recently completed the 2024 Orange County Transit Vision Master Plan, which aims to integrate, enhance, and expand multimodal transportation services throughout the County, and is currently developing the Directions 2050 plan to update OCTA’s Long-Range Transportation Plan (LRTP). Directions 2050 will look ahead to 2050 and outline strategies to ensure that the County’s transportation system remains efficient, safe, balanced, and sustainable, and addresses the provision of transit services.

OCTA’s Fiscal Year (FY) 2025-2026 budget also highlights increased transit service, including adding more bus service to meet rising demand, and investments in transit infrastructure. Implementation of the proposed project would not interfere with implementation of these transit planning documents, including the specific actions to address the growing need for expanded transit service.

Bicycle and pedestrian facilities would also be enhanced through the addition of approximately 1 mile of new bicycle facilities, sidewalks along project frontages, and connections to existing networks. In addition, the proposed project would be required to implement Transportation Demand Management (TDM) strategies, which would further support safe and efficient multimodal circulation by constructing or improving bicycle facilities that would connect the proposed project to the existing regional bicycle network and improving the pedestrian network, including the construction of off-site sidewalks to improve sidewalk coverage and pedestrian access to the surrounding area.

During construction, temporary delays in traffic may occur due to oversized vehicles traveling at lower speeds on the surrounding roadways turning into the Buildout Area. In addition, construction activities may require temporary road or lane closures in the vicinity of the Buildout Area.

Temporary road or lane closures during construction would have a potential significant impact to roadways and safety. However, the traffic generated by construction activity would be limited in duration and would not materially impact the level of service (LOS) at any study intersections or freeway mainline segments. In addition, a TCP would be implemented to minimize potential disruptions.

In addition, because a Traffic Impact Analysis (TIA) has been prepared for the proposed project to analyze LOS impacts for local policy and regional consistency purposes, the Orange County Congestion Management Plan (CMP) requirements have been addressed.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-51 Consistent with the Circulation Plan shown on Figure 2-3 in the Specific Plan, the proposed project would include the extension of Moody Street from Cerritos Avenue to Katella Avenue, as well as the extension of Vessels Circle from its current western terminus to intersect with the Moody Street extension. The Moody Street extension would traverse the Buildout Area, passing adjacent to Lots 3, 4, 5, 6, 7, 12, 13, and 14 in proposed VTTM 19247, and create a central north-south corridor, while the extension of Vessels Circle within Lot C would, among other things, provide access to Lots 10 and 11 in proposed VTTM 19247. The proposed project also includes, consistent with the Specific Plan, the widening of Lexington Drive within Lot B in proposed VTTM 19247. In addition, the proposed project would include seven access driveways, including one at Lexington Drive and two each at Cerritos Avenue, Moody Street, and Vessels Circle. Future development within the Buildout Area may require the construction of private driveways, accessways and/or streets that connect to the Moody Street and Vessels Circle extensions and existing public streets adjacent to the Buildout Area, but their specific locations and sizes would be determined during the design process for specific development projects. As the proposed project would include the extension of Moody Street south of Cerritos Avenue to Siboney Street, the extension of Vessels Circle to the west to intersect with the Moody Street extension, and the required future widening of Lexington Drive, consistent with the Circulation Plan contained in the Specific Plan, implementation of the proposed project would not conflict with the Specific Plan with respect to transportation.

Based on the above analysis, and because the proposed project would be required to adhere to the Specific Plan and the General Plan, the proposed project would generally be consistent with all programs, plans, ordinances, and policies addressing the circulation system, including those regulating transit, roadway, bicycle, and pedestrian facilities and impacts would be less than significant.

The City hereby finds that the proposed project would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.17-13 through 4.17-17 of the Draft EIR prepared for the proposed project.

Threshold 4.17.3: Increase in Hazards Due to a Geometric Design Feature or Incompatible Uses: Less Than Significant Impact
Except as otherwise provided in the Specific Plan, all roadway improvements in and around the Buildout Area shall be designed and constructed in accordance with Chapter 25, Article 5, Public Improvements, of the CMC and applicable Public Works Design Standards, which establish minimum requirements for street widths, curb return radii, intersection design, and driveway access. Except as S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -52 otherwise provided in the Specific Plan, driveway design and access control shall also comply with CMC Appendix I (Zoning), Chapter 3.14 – Off-Street Parking and Loading, which regulates driveway width, location, and spacing to prevent hazardous conflicts between vehicular and pedestrian movements (CMC § 3.14.050). In addition, except as otherwise provided in the Specific Plan, all final site and roadway improvement plans shall conform to the City’s Public Works Design Criteria Manual, which incorporates California Manual on Uniform Traffic Control Devices (CA MUTCD) standards for intersection control, sight distance, and geometric design.

Finally, all final improvement and site access plans shall be subject to review and approval by the City’s Public Works and Fire Departments prior to issuance of building permits. Compliance with these requirements and design standards would ensure that new roadway and driveway improvements avoid sharp curves, unsafe intersection geometry, and visual obstructions, thereby maintaining safe and efficient circulation within and adjacent to the Buildout Area. For these reasons, the proposed project's impact related to a substantial increase in hazards due to a design feature or incompatible use would be less than significant.

The City hereby finds that the proposed project would not substantially increase hazards due to a geometric design feature or incompatible uses. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.17-21 and 4.17-22 of the Draft EIR prepared for the proposed project.

Threshold 4.17.4: Inadequate Emergency Access: Less Than Significant Impact All roadway and internal circulation improvements associated with the proposed project would be designed and constructed to meet all City requirements for street widths, corner radii, and intersection control. The proposed project and internal circulation system would be designed to provide adequate emergency vehicle access and safe evacuation for all future structures.

During construction, the construction contractor would be required to implement a TCP that complies with applicable engineering standards outlined in the California Manual on Uniform Traffic Control Devices. The proposed seven access driveways, including one at Lexington Drive and two each at Cerritos Avenue, Moody Street, and Vessels Circle, would also act as fire access roads, and would be designed to adequately accommodate fire apparatus and other emergency response vehicles. In addition, all final site and roadway improvement plans would be subject to review and approval by the Orange County Fire Authority (OCFA) and the City’s Police Department prior to issuance of building permits. Compliance with these requirements would ensure that emergency

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-53 access is maintained throughout construction and operation, and impacts related to inadequate emergency access would be less than significant.

The City hereby finds that the proposed project would not result in inadequate emergency access.

Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.17-22 and 4.17-23 of the Draft EIR prepared for the proposed project.

4.18 TRIBAL CULTURAL RESOURCES
Impacts to tribal cultural resources were identified as potentially significant. Refer to Section 5.0 of this document for a discussion of potential impacts on tribal cultural resources with implementation of the proposed project.

4.19 UTILITIES AND SERVICE SYSTEMS
Threshold 4.19.1: Relocation or Construction of New or Expanded Water, Wastewater Treatment, Stormwater Drainage, Electric Power, Natural Gas, or Telecommunication Facilities That Would Cause a Significant Environmental Effect: Less Than Significant Impact Construction would require minimal water for dust control using existing potable water lines, with no new conveyance facilities required. In addition, no significant increase in wastewater flows is anticipated as a result of construction activities within the Buildout Area as sanitary services during construction would be provided by portable toilet facilities, which transport waste off-site for treatment and disposal. Construction of the proposed project would comply with Regulatory Compliance Measures HYD-1 and HYD-2, which include implementation of a Storm Water Pollution Prevention Plan (SWPPP), construction BMPs, and testing/treatment of any dewatered groundwater prior to discharge. These measures would prevent substantial additional sources of polluted runoff being discharged to the storm drain system through implementation of construction BMPs that target pollutants of concern in runoff from the Buildout Area as well as testing and treatment (if required) of groundwater prior to its discharge to surface waters. With implementation of BMPs, construction of the proposed project would not result in a substantial increase in the rate or amount of surface runoff, flow, and volume that would exceed the capacity of the adjacent stormwater drainage systems. Therefore, construction of the proposed project would not require or result in the relocation or construction of new or expanded stormwater drainage facilities, the construction or relocation of which could cause significant environmental effects.

Construction electricity demand would minimal and temporary, with no new transmission facilities required, and would not require natural gas. In addition, the proposed project would be required to S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -54 prepare and implement a TCP during construction activities, which would ensure that if the installation of utility connections and improvements would require temporary road or lane closures, there would be no significant transportation impact during construction. Therefore, construction of the proposed project would not require the construction of new or expanded water, wastewater, stormwater drainage, electrical, or natural gas facilities.

Operational water service would be provided by GSWC through connections to existing water lines and new lines within the Moody Street extension. According to the WSA prepared for the proposed project, the historical water use at the Buildout Area over the past several years (for two meters providing service to the LARC) has averaged approximately 73 afy and future development facilitated by the proposed project would result in an additional approximately 620 acre-feet per year, which accounts for approximately 3.8 percent of the estimated water demand and 2.6 percent of the total available water supplies in the service area for 2045. Further, the WSA prepared for the proposed project indicated that sufficient water supplies exist to meet the existing and future water demands within the GSWC Los Alamitos West Orange Service Area, including the proposed project.

As the new water infrastructure improvements are proposed as part of the project, the environmental impacts associated with construction of the improvements have been discussed and analyzed throughout this EIR. In addition, the GSWC has indicated in a Will Serve letter that existing water infrastructure in the surrounding area has the capacity to serve the proposed project and sufficient water supplies exist to serve the proposed project. Therefore, operation of the proposed project would not require or result in the relocation or construction of new or expanded water facilities or infrastructure, beyond those proposed as part of the project, the construction or relocation of which could cause significant environmental effects.

The proposed project would also connect to existing OC San sewer lines via two proposed sewer connections and lines within the Moody Street extension. Hydraulic analyses conducted as part of the Sewer Capacity Study confirmed that the proposed sewer lines would have adequate capacity to serve the proposed project. In addition, the Sewer Capacity Study found that the existing 18-inch pipe at proposed Sewer Connection B and the existing 21-inch pipe at the existing connection to the 30-inch OC San sewer trunk line would be adequate to serve the proposed project and no replacement facilities with increased capacity would be necessary. In addition, the proposed project’s estimated wastewater generation of 276 acre-feet per year would represent approximately

0.1 percent of OC San’s daily treatment capacity. In addition, as provided in the Sewer Capacity Study, OC San has provided a Will Serve letter stating that OC San facilities can accommodate the full development of the Buildout Area under the proposed project.

As the proposed new wastewater infrastructure improvements are proposed as part of the project, the environmental impacts associated with construction of the improvements have been discussed and analyzed throughout this EIR. In addition, OC San has indicated in a Will Serve letter that existing wastewater infrastructure in the surrounding area has the capacity to serve the proposed project and sufficient capacity at Reclamation Plant No. 1 and No. 2 exists to serve the proposed project. Therefore, operation of the proposed project would not require the relocation or construction of new or expanded wastewater facilities or infrastructure, beyond those proposed as part of the project, the construction or relocation of which could cause significant environmental effects.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-55 Implementation of the proposed project would require modifications to the existing Drainage Areas and the Buildout Area and would include on- and off-site upgrades to stormwater infrastructure, including the installation of a proposed storm drain line in the proposed Moody Street and Vessels Circle extensions (Storm Drain Line A), a proposed storm drain line in Drainage Area B that connects to the existing 48-inch storm drain line that begins at Enterprise Drive and ultimately connects to the existing 48-inch Lexington Drive Storm Drain (Storm Drain Line B), and a proposed storm drain line that would convey stormwater runoff from Drainage Area A to the proposed Basin C in the park area (Storm Drain Line C). Ultimately, all stormwater from the Buildout Area would discharge to the Los Alamitos Channel, similar to the existing conditions. The proposed on-site storm drain system would be adequately sized to accommodate stormwater runoff so that on-site flooding would not occur.

With implementation of the proposed storm drain systems and detention system, as specified in Regulatory Compliance Measure HYD-3, operation of the proposed project would not result in a substantial increase in the rate or amount of surface runoff, flow, and volume that would exceed the capacity of the adjacent stormwater drainage systems. As the proposed stormwater infrastructure improvements are proposed as part of the project, the environmental impacts associated with construction of the improvements have been discussed and analyzed throughout this EIR. In addition, the proposed stormwater infrastructure would be appropriately sized in order to ensure that stormwater runoff from the Buildout Area would be adequately accommodated by the existing stormwater infrastructure in the area. Therefore, operation of the proposed project would not require or result in the relocation or construction of new or expanded stormwater drainage facilities, beyond those proposed as part of the project, the construction or relocation of which could cause significant environmental effects.

Based on the CalEEMod results for the proposed project, the estimated electricity demand associated with the operation of the proposed project is approximately 11,888,842 kWh/year, representing approximately 0.01 percent of the electricity consumption in the Southern California Edison (SCE) service area and 0.06 percent of the electricity consumption in Orange County.

Consequently, anticipated electricity consumption by the proposed project is negligible (less than

0.1 percent) compared to the total consumption of the SCE service area and Orange County. In addition, SCE provided a will serve letter on June 19, 2025, indicating that they have the ability to serve the proposed project. As such, the proposed project would not require the relocation or construction of new or expanded electrical facilities or infrastructure, and impacts would be less than significant.

Based on the CalEEMod results for the proposed project, the estimated potential increase in natural gas demand in the Buildout Area is anticipated to be approximately 382,524 therms/year.

Therefore, operation of the proposed project would increase annual natural gas consumption in the SoCalGas service area and Orange County by approximately 0.008 and 0.07 percent, respectively.

Consequently, the anticipated natural gas consumption by the proposed project would be negligible (less than 0.1 percent) compared to the total consumption of the SoCalGas service area and Orange County. The proposed project would connect to existing natural gas infrastructure and would not require the construction of any physical improvements related to the provision of natural gas service that would result in significant environmental impact. In addition, SoCalGas provided a will serve S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -56 letter on June 30, 2025, indicating that they have the ability to serve the proposed project. As such, the proposed project would not require the relocation or construction of new or expanded natural gas facilities or infrastructure, and impacts would be less than significant.

Construction and operation would include onsite extensions of telecommunication facilities (telephone, cable, internet), installed concurrently with other utilities. Offsite impacts are not expected, and service adequacy is confirmed by providers.

Additionally, any future projects implemented in accordance with the proposed project would be required to adhere to the Specific Plan, provide required development impact fees, and comply with applicable development regulations pertaining to utilities. As a part of the development review process, all future projects would be required to demonstrate that existing public utilities would be sufficient to serve the future projects’ needs. Overall, the proposed project would not require relocation or construction of new or expanded utility facilities beyond those included in the project, and all impacts would be less than significant.

The City hereby finds that the proposed project would not require or result in the relocation or construction of new or expanded water, wastewater treatment, stormwater drainage, electric power, natural gas, or telecommunication facilities that would cause a significant environmental effect. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measures: Regulatory Compliance Measures HYD-1 through HYD-3 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.19-11 through 4.19-21 of the Draft EIR prepared for the proposed project.

Threshold 4.19.2: Sufficient Water Supplies: Less Than Significant Impact According to the WSA prepared for the proposed project, the historical water use at the Buildout Area for the past several years (for the two existing meters serving the LARC) has averaged approximately 73 afy and future development facilitated by the proposed project would result in an additional approximately 620 afy of total water use. This accounts for approximately 3.8 percent of the estimated water demand and 2.6 percent of the total available water supplies in the service area for 2045. Further, the WSA prepared for the proposed project indicated that sufficient water supplies exist to meet the existing and future water demands within the GSWC Los Alamitos West Orange Service Area, including the proposed project.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-57 Therefore, the proposed project would not result in insufficient water supplies during normal, dry, or multiple dry years, and adequate water supply would be available to accommodate the future development in the Buildout Area facilitated by the proposed project. Impacts related to water supplies would be less than significant.

The City hereby finds that the proposed project would have sufficient water supplies available to serve the project and reasonably foreseeable future developments during normal, dry, and multiple dry years. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.19-21 and 4.19-22 of the Draft EIR prepared for the proposed project.

Threshold 4.19.3: Adequate Capacity to Serve Projected Wastewater Treatment Demand in Addition to the Provider’s Existing Commitments: Less Than Significant Impact During construction, wastewater would be generated by construction workers, and sanitary services would be provided by portable toilet facilities, which would transport waste off-site for treatment and disposal at either Reclamation Plant No. 1 in Fountain Valley or Treatment Plant No. 2 in Huntington Beach. As construction activities would be temporary, the wastewater treatment provider is anticipated to have adequate capacity to serve the projected wastewater demand in addition to the provider’s existing commitments. Impacts would be less than significant, and no mitigation is required.

The future residential and non-residential development facilitated by the proposed project is anticipated to generate approximately 276 acre-feet of wastewater annually, or approximately 246,398 gallons of wastewater per day. This accounts for approximately 0.1 percent of OC San’s daily capacity, the current capacity of Reclamation Plant No. 1, and the current capacity of Reclamation Plant No. 2. In addition, as provided in the Sewer Capacity Study, OC San has provided a Will Serve letter stating that OC San facilities can accommodate the full development of the Buildout Area under the proposed project. Additionally, through its Capital Improvement Program, the OC San strives to continue maintaining its facilities at optimal levels by planning, designing, and preparing for future demand by developing Facilities and Biosolids Master Plans that address 20-year planning horizons. Through these long-range planning activities, the OC San would be able to accommodate the growth in demand for wastewater treatment generated by the proposed project and other projects in its service area. Therefore, the proposed project would not result in a significant contribution to demands on the treatment capacity of Reclamation Plant No. 1 or Treatment Plant No. 2. Additionally, fees required by the OC San would sufficiently offset potential impacts generated by the proposed project. Furthermore, some of the 1,791 housing units that S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -58 would be facilitated under the proposed project would replace existing urban uses that currently generate wastewater.

The City hereby finds that the proposed project would be adequately served by the wastewater treatment provider’s existing capacity in addition to the provider’s existing commitments. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact.

Mitigation Measures: No mitigation is required
Supportive Evidence: Please refer to pages 4.19-22 and 4.19-23 of the Draft EIR prepared for the proposed project.

Threshold 4.19.4: Solid Waste Generation in Excess of State or Local Standards or Capacity of Local Infrastructure: Less Than Significant Impact
The demolition of existing structures within the Buildout Area and future construction of the proposed project would generate typical construction debris, including wood, paper, glass, metals, cardboard, and green waste. Construction of the proposed project would be required to comply with Regulatory Compliance Measure UTIL-1, the City’s Construction and Demolition Ordinance, City Ordinance No. 1166, and the California Green Building Standards Code. These requirements mandate submittal of a Materials Questionnaire (where applicable) and require that a minimum of 65 percent of construction and demolition debris be diverted from landfills. In addition, Valley Vista Services certifies a diversion rate of approximately 75 percent for construction and demolition materials, which would further reduce landfill disposal demand. Therefore, adherence to Regulatory Compliance Measure UTIL-1, City Ordinance No. 1166, and the California Green Building Standards Code would ensure that construction-related solid waste impacts would remain less than significant.

Solid waste from future development allowed under the proposed project would be required to comply with State and local solid waste reduction, diversion, and recycling policies and regulations.

According to CalEEMod calculations, the future development facilitated by the proposed project would generate approximately 1,811 tons of solid waste per year (approximately 5 tpd). The additional solid waste generation of approximately 5 tpd represents 0.04 percent, 0.06 percent, and

0.1 percent of the daily permitted tonnage of the Frank R. Bowerman Landfill, Olinda Alpha Landfill, and Prima Deshecha Landfill, respectively. Consequently, anticipated solid waste generation by the proposed project is negligible compared to available landfill capacity. The proposed project would not require the construction of new solid waste disposal facilities or expansion of existing facilities, and the OCWR solid waste disposal system would have adequate capacity to serve the proposed project. Furthermore, some of the future development facilitated by the proposed project would replace existing urban uses, most of which currently generate solid waste.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 4-59 Therefore, with adherence to Regulatory Compliance Measure UTIL-1, City Ordinance No. 1166, and the California Green Building Standards Code, along with compliance with State and local solid waste regulations, would ensure that the proposed project would not result in a significant contribution to landfill capacity demand. Impacts related to solid waste generation would be less than significant.

The City hereby finds that the proposed project would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. Potential impacts would be less than significant.

Consequently, no mitigation measures are required for this less than significant impact determination.

Regulatory Compliance Measure: Regulatory Compliance Measure UTIL-1 would be applicable and implemented for the proposed project.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.19-23 and 4.19-24 of the Draft EIR prepared for the proposed project.

Threshold 4.19.5: Comply with Federal, State, and Local Solid Waste Management and Reduction Statutes and Regulations: Less Than Significant Impact Solid waste from future development under the proposed project would be required to comply with State and local solid waste reduction, diversion, and recycling regulations. Based on CalEEMod calculations, future development facilitated by the proposed project would generate approximately 1,811 tons of solid waste per year, which represents 0.04 percent, 0.06 percent, and 0.1 percent of the daily permitted tonnage of the Frank R. Bowerman Landfill, Olinda Alpha Landfill, and Prima Deshecha Landfill, respectively. Consequently, anticipated solid waste generation by the proposed project is negligible (substantially less than 0.1 percent) compared to the total amount of solid waste received by the three landfills. The proposed project would not require the construction of any physical improvements related to the provision of solid waste disposal that would result in significant environmental impacts and the OCWR solid waste disposal system would have adequate capacity to serve the proposed project. In addition, some of the future development would replace existing urban uses that currently generate solid waste, thereby partially offsetting net increases in disposal demand.

Overall, the proposed project would comply with applicable federal, State, and local statutes and regulations governing solid waste management, including AB 939 and other diversion and recycling requirements. Accordingly, construction and operation of the proposed project would not result in a significant impact related to solid waste generation or landfill capacity, and impacts would be less than significant.

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4 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -60 Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

The City hereby finds that the proposed project would comply with federal, state, and local management and reduction statutes and regulations associated with solid waste. Potential impacts would be less than significant. Consequently, no mitigation measures are required for this less than significant impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.19-24 and 4.19-25 of the Draft EIR prepared for the proposed project.

4.20 WILDFIRE
All Thresholds: No Impact
According to the California Department of Forestry and Fire Protection Services (CAL FIRE), the Buildout Area is located within an Local Responsibility Area (LRA) and is not within or near a Very High Fire Hazard Severity Zone (VHFHSZ) or State Responsibility Area (SRA). The nearest VHFHSZ is approximately 6.8 miles northeast in Coyote Hills (Fullerton), and the nearest SRA is approximately 12 miles northeast in Puente Hills. The Buildout Area is fully urbanized and does not contain wildland fuels or interface conditions that would support wildfire spread.

Construction of the proposed project may require temporary lane closures; however, construction contractors would implement a TCP in accordance with the California Manual on Uniform Traffic Control Devices to maintain emergency access. Additionally, all proposed structures and internal circulation paths within the Buildout Area would be developed in accordance with the City and OCFA emergency access standards. The proposed project would also be required to comply with all applicable codes and ordinances for emergency vehicle access, which would ensure that emergency vehicles have adequate access to, from, and within the Buildout Area. Therefore, implementation of the proposed project would not impair emergency response or evacuation routes.

Future development within the Buildout Area would also adhere to applicable building and fire codes, which would further reduce the risk of wildfire. As the Buildout Area is not located within the vicinity of a VHFHSZ or in an SRA, the uncontrolled spread of wildfire in the vicinity of the Buildout Area is unlikely due to existing development, and impacts from downwind pollutant concentrations from a wildfire to occupants as a result of the proposed project would be negligible. Further, although the proposed project would include new roadways and utility infrastructure improvements, the proposed project would not include any changes to public or private roadways that would exacerbate fire risk or that would result in impacts to the environment and all utility lines, pipes, utility junction boxes, and transformers would be located underground. Further, the design and implementation of utility improvements would be reviewed and approved by the City’s Public Works Department to ensure that it would be sized to accommodate future development

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Lastly, because the Buildout Area is not located in a VHFHSZ or in an SRA, the proposed project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes. Overall, all impacts associated with wildfire would be less than significant.

The City hereby finds that the proposed project would not result in any impacts related to wildfire.

No impacts would occur, Consequently, no mitigation measures are required for this no impact determination.

Mitigation Measures: No mitigation is required.

Supportive Evidence: Please refer to pages 4.20-8 through 4.20-13 of the Draft EIR prepared for the proposed project.

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5.0 FINDINGS REGARDING POTENTIALLY SIGNIFICANT ENVIRONMENTAL

IMPACTS WHICH CAN BE MITIGATED TO A LEVEL OF LESS THAN SIGNIFICANT The City finds, based upon the analysis presented in Chapter 4.0 of the Draft EIR, that the following environmental effects of the proposed project can be avoided or reduced to less than significant with incorporation of feasible mitigation measures identified in the Draft EIR. No substantial evidence has been submitted to or identified by the City that indicates that the following impacts would, in fact, occur at levels that would necessitate a determination of significance.

Section 15126(b) of the State CEQA Guidelines, requires a description of any significant environmental effects that cannot be avoided if the proposed project is implemented.

5.1 AESTHETICS
No impacts were identified as potentially significant.

5.2 AGRICULTURE AND FORESTRY RESOURCES
No impacts were identified as potentially significant.

5.3 AIR QUALITY
Threshold 4.3.3: Expose Sensitive Receptors to Substantial Pollutant Concentrations: Less Than Significant Impact with Mitigation Incorporated
The closest existing sensitive receptors to the Buildout Area include the following: residential uses located north of the Buildout Area across Cerritos Avenue; residential/mixed-use buildings located adjacent to the eastern boundary of the Buildout Area along Katella Avenue; senior housing located adjacent to the southern and western boundaries of the Buildout Area along Katella Avenue; and residential uses located south of the Buildout Area across Katella Avenue.

Construction activities associated with future development could generate emissions of particulate matter and diesel exhaust from heavy-duty equipment. Diesel particulate matter (DPM) is identified by the California Air Resources Board (CARB) as a toxic air contaminant, and exposure to elevated concentrations may result in potential cancer and noncancer health risks. The potential magnitude of exposure would vary depending on construction intensity, duration, equipment mix, and receptor proximity. Accordingly, construction-related health risk impacts would be potentially significant in the absence of mitigation. With the implementation of Mitigation Measure AIR-2, which requires the use of United States Environmental Protection Agency (USEPA) Tier 4 Final or cleaner construction equipment, impacts related to construction diesel particulate matter exposure to sensitive receptors would be less than significant.

Operational emissions associated with future buildout envisioned under the proposed project would exceed the South Coast Air Quality Management District’s (SCAQMD) volatile organic compounds (VOC) thresholds, even with implementation of Mitigation Measure AIR-1 and Mitigation Measure TRA-1. Although the emissions from operations resulting from buildout of the proposed project are S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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] of air). State and federal ambient air quality standards were developed to protect the most susceptible population groups from adverse health effects and were established in terms of parts per million or micrograms per cubic meter for the applicable emissions.

CARB has developed a guidance document, the Air Quality and Land Use Handbook: A Community Health Perspective, to assess compatibility and associated health risks when placing sensitive receptors near existing pollution sources. None of the uses allowed under the proposed project are considered a substantial source of toxic air contaminants (TACs) that would require specific siting distances based on the CARB recommendations. In addition, the industrial uses near the Buildout Area on the western and eastern boundaries are further than 500 feet, so any new sensitive receptors, such as proposed residential uses, will be consistent with CARB’s siting recommendations.

Finding: Pursuant to PRC Section 21081(a) and State CEQA Guidelines Section 15091(a), the City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant effect on the environment to below a level of significance with Mitigation Measure AIR-2.

Mitigation Measures: Based upon the analysis presented in Section 4.3, Air Quality, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure AIR-2 below is feasible and is made binding through the MMRP. Imposition of this mitigation measure will reduce potentially significant impacts to less than significant.

Mitigation Measure AIR-2 All construction activities in the Buildout Area shall utilize U.S. EPA Tier 4 Final diesel construction equipment for equipment rated at greater than 50 brake horsepower (bhp) if and to the extent commercially available, or the cleanest available equipment and technology that is commercially available and feasible at the time of construction (e.g., zero-emission or equivalent low-emission equipment), to minimize diesel particulate matter (DPM) emissions.

If Tier 4 Final equipment is not commercially available for a majority of the construction equipment and an individual development project would be larger than 20 acres, the City shall require preparation of a construction Health Risk Assessment (HRA) for such development project.

Supportive Evidence: Please refer to pages 4.3-32 through 4.4-37 of the Draft EIR prepared for the proposed project.

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5.4 BIOLOGICAL RESOURCES
Threshold 4.4.3: Substantial Adverse Effect on Protected Wetlands: Less Than Significant Impact with Mitigation Incorporated
The Buildout Area contains one drainage feature, one detention basin, and three artificial ponds.

The three ponds identified within the Buildout Area contain hydrophytic vegetation along portions of their shoreline, including species that could be considered wetland indicators. However, the ponds are manmade features and hydrologically isolated from other waters. As such, the three ponds are not expected to be regulated by the United States Army Corps of Engineers (USACE), Regional Water Quality Control Board (RWQCB), or California Department of Fish and Wildlife (CDFW). The detention basin is entirely lined with polyethylene, is best described as a manmade basin created to capture flows, and appears to divert accumulated water into the adjacent drainage that terminates into an underground drain system. Similar to the artificial ponds, because the detention basin is and appears to be hydrologically isolated from other waters, the detention basin is also not expected to be regulated by USACE, RWQCB, or CDFW. However, the drainage feature located on Lot 3 contains ruderal vegetation and may connect to Coyote Creek, which is tributary to the San Gabriel River and ultimately flows to the Pacific Ocean. Therefore, the removal of this drainage feature may be subject to regulation by the RWQCB and CDFW, and impacts to this drainage feature would be considered potentially significant.

However, the proposed project would be required to implement Mitigation Measure BIO-1, which requires a jurisdictional delineation be conducted prior to commencing construction activities that would impact any of the identified aquatic resources in Lots 2, 3, 4, 6, and 7 of VTTM 19247. With implementation of Mitigation Measure BIO-1, potential impacts to jurisdictional waters would be reduced to less than significant as jurisdictional waters would be identified and the appropriate permits and approvals would be obtained, as necessary.

In addition, although construction and operational activities have the potential to result in temporary indirect effects to water quality including a potential increase in erosion and sediment transport into downstream aquatic areas and the contamination of waters from construction equipment, these potential indirect effects to hydrology and water quality would be avoided or substantially minimized through the implementation of BMPs during both construction and operation and a Water Quality Management Plan, as detailed in Regulatory Compliance Measures HYD-1 through HYD-3. Implementation of BMPs would ensure protection of downstream water quality and aquatic resources.

Overall, with implementation of Mitigation Measure BIO-1 and adherence to Regulatory Compliance Measures HYD-1 through HYD-3, impacts to wetlands and other waters would be less than significant with mitigation incorporated.

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Mitigation Measures: Based upon the analysis presented in Section 4.4, Biological Resources, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure BIO-1 below is feasible and is made binding through the MMRP. Imposition of this mitigation measure will reduce potentially significant impacts to less than significant.

Mitigation Measure BIO-1 Jurisdictional Delineation. Prior to commencing construction activities that would impact any of the identified aquatic resources in Lots 2, 3, 4, 6, and 7 of Vesting Tentative Tract Map (VTTM) 19247, a jurisdictional delineation shall be conducted, as follows:
• Regional Water Quality Control Board (RWQCB) Jurisdiction (Waters of the State): Delineation shall follow the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (State Water Resources Control Board [SWRCB] 2019).
• California Department of Fish and Wildlife (CDFW) Jurisdiction (Streambed Alteration Program): The extent of CDFW
jurisdiction shall be identified consistent with California Fish and Game Code §§ 1600–1616, including the outer limits of the bed, bank, and channel and the extent of any associated riparian vegetation.
• United States Army Corps of Engineers (USACE) Jurisdiction (Waters of the United States [WOTUS]): The determination that no federal WOTUS occur on site shall be documented consistent with 33 CFR § 328.3, the USACE 1987 Wetland Delineation Manual, and the appropriate Regional Supplement (USACE
2008).

If impacts to RWQCB and/or CDFW jurisdictional waters are expected to occur, appropriate permits or authorization (e.g., Water Quality Certification/Waste Discharge Requirements, CDFW Lake and Streambed Alteration Agreement) shall be obtained prior to construction.

Supportive Evidence: Please refer to pages 4.4-38 through 4.4-39 of the Draft EIR prepared for the proposed project.

5.5 CULTURAL RESOURCES
Impacts related to causing a substantial adverse change in the significance of a historical resource were identified as significant and unavoidable. Refer to Section 6.0 of this document.

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5.6 ENERGY
No impacts were identified as potentially significant.

5.7 GEOLOGY AND SOILS
Threshold 4.7.1(iii): Adverse Effects Related to Seismic Related Ground Failure: Less Than Significant Impact with Mitigation Incorporated
The entirety of the City is located within a CGS Liquefaction Zone, indicating that local geologic and groundwater conditions present potential for liquefaction during seismic events. In addition, according to the Geotechnical Investigation prepared for the proposed project, onsite soils are considered to be susceptible to liquefaction settlement during an earthquake and liquefactionrelated settlement at the ground surface could range from approximately 1.24 to 3.67 inches under seismic conditions, which could result in potentially significant impacts without appropriate ground stabilization.

Therefore, future development within the Buildout Area would be required to implement Mitigation Measure GEO-1, which requires compliance with the recommendations of the Geotechnical Investigation. Mitigation Measure GEO-1 would require the stabilization of upper soils beneath structures intended for human occupancy through ground improvement techniques such as Rammed Aggregate Piers, Vibrated Aggregate Piers, or similar methods, designed in coordination with geotechnical and structural engineers. In addition, future development would be required to be supported on a mat, or mat-type foundations. Implementation of the ground improvements detailed in Mitigation Measure GEO-1 would reduce the potential for liquefaction-induced ground failure and associated risks to people and structures.

Mitigation Measures: Based upon the analysis presented in Section 4.7, Geology and Soils, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure GEO-1 below is feasible and is made binding through the MMRP. Imposition of this mitigation measure will reduce potentially significant impacts to less than significant.

Mitigation Measure GEO-1 Implementation of Geotechnical Investigation Recommendations.

Future development projects within the Buildout Area shall implement the recommendations of the Geotechnical Investigation prepared for the proposed project, to the satisfaction of the City of Cypress’ (City) Building Official, including, but not limited to:

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techniques shall be implemented in the Buildout Area beneath any structure intended for human occupancy. Ground improvements may consist of rammed aggregate piers, vibrated aggregate piers, or similar techniques. The ground improvements must be designed by a qualified ground improvement contractor through coordination with a geotechnical engineer and/or structural engineer to ensure liquefaction in the upper soils.

Building Foundation Techniques. Subsequent to the installation of any proposed ground improvements, proposed structures, mat or mat-type foundation systems will be used. Conventional
foundations may be utilized for support of the lighter at-grade structure if the ground improvements reduce the total and differential settlement to a threshold confirmed by the geotechnical engineer, the structural engineer, and the construction contractor.

If the geotechnical consultant identifies modifications or refinements to the recommendations, the future project
applicant(s) shall make modifications to the final project design and specifications. Examples of additional measures could include: a moisture or vapor retarding system below foundations, additional ground stabilization techniques like cement treatment or aggregate, or removal and replacement of existing soil to eliminate any unsuitable materials or undocumented fill. Design, grading, and construction shall be performed in accordance with applicable requirements in the Municipal Code, the California Building Code, local grading regulations, and any additional measures
recommended by the geotechnical consultant in the subsequent geotechnical evaluation(s).

Supporting Evidence: Please refer to pages 4.7-11 through 4.7-12 of the Draft EIR prepared for the proposed project.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 5-7 Threshold 4.7.3: Landslides, Lateral Spreading, Subsidence, Liquefaction, or Collapsible Soils:

Less Than Significant Impact with Mitigation Incorporated According to the Geotechnical Investigation, groundwater within the Buildout Area has a historic depth of less than 10 feet below ground surface, ranging from approximately 5 to 12.5 feet below ground surface. As shallow groundwater is present, it is likely that groundwater dewatering would be required during excavation activities. However, any groundwater dewatering would need to implement Regulatory Compliance Measure HYD-2, which outlines requirements of the Groundwater Dewatering Permit, as specified in Section 4.10 of the Draft EIR. During operation of the proposed project, no groundwater dewatering would occur. Therefore, subsidence associated with dewatering is not anticipated to occur during construction or operation of the proposed project.

As discussed in Response 4.7.1(iii), structures built on or above potentially liquefiable soils may experience bearing capacity failures due to the temporary loss of foundation support or vertical settlements (both total and differential) and/or undergo lateral spreading. Loss of bearing and ground settlement are of concern within the Buildout Area. This would be a potentially significant impact. However, as part of the proposed project, the construction contractor would comply with all recommendations in the Geotechnical Investigation and include ground improvement techniques, stable foundations would be required for all future projects (Mitigation Measure GEO-1), and all development would be required to comply with the California Building Code (CBC) (Regulatory Compliance Measure GEO-1). Therefore, impacts would be less than significant with mitigation incorporated.

Regulatory Compliance Measures: Regulatory Compliance Measures GEO-1 and HYD-2 would be applicable and implemented for the proposed project.

Mitigation Measure GEO-1 See above.

Supporting Evidence: Please refer to pages 4.7-13 through 4.7-14 of the Draft EIR prepared for the proposed project.

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5 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -8 Threshold 4.7.6: Destruction of Paleontological Resources or Unique Geologic Features: Less Than Significant Impact with Mitigation Incorporated
According to the City of Cypress General Plan EIR, there are no known paleontological resources in the City. A search of the paleontology collection records for the locality and specimen data at the Natural History Museum of Los Angeles County (NHMLA) was requested for the proposed project and did not identify any existing fossil localities within the Buildout Area. However, the search did return fossil localities present in the same type of sedimentary deposits that underlay the Buildout Area, located within a 10-mile radius of the Buildout Area.

As detailed in the Geotechnical Investigation, fill soils are present in the upper 3 to 5 feet of the Buildout Area, and are mainly composed of silty sand and sandy silt, yellowish. Underlying the fill are native soils at a depth of approximately 10 feet, consisting of interlayered sandy to silty clay, sandy to clayey silt, silty to clayey sand, and sand.

Construction activities associated with the proposed project that have the potential to disturb native alluvium at a depth below 10 feet would have the potential to have a potentially significant impact on paleontological resources. Based on the geologic setting, the native alluvium soils at and below 10 feet are Quaternary alluvial deposits within the Los Angeles Basin. Such deposits are often paleontologically sensitive, as they can contain vertebrate fossils (e.g., mammoths, ground sloths, camelids) at depth. Typically, the upper 5 feet of shallow fill and disturbed soils are low sensitivity, but deeper undisturbed alluvium is considered to have high sensitivity. Therefore, the proposed project would be required to implement Mitigation Measures GEO-2 and GEO-3, which include provisions for the discovery of previously unknown paleontological resources, including stop work procedures, and worker training procedures. With implementation of Mitigation Measures GEO-2 and GEO-3,implementation of the proposed project would have a less than significant impact on paleontology resources.

Mitigation Measures: Based upon the analysis presented in Section 4.7, Geology and Soils, of the Draft EIR, which is incorporated herein by reference, Mitigation Measures GEO-21 and GEO-3 below are feasible and are made binding through the MMRP. Imposition of these mitigation measures will reduce potentially significant impacts to less than significant.

Mitigation Measure GEO-2 Procedures for Unexpected Paleontological Resources Discoveries.

If paleontological resources are discovered during ground-disturbing activities associated with the proposed project, construction personnel shall immediately halt work within 50 feet of the discovery, and a future project applicant/developer or construction supervisor shall contact a qualified paleontologist to assess the discovery for scientific importance. A qualified paleontologist is defined as a person with an M.S. or Ph.D. in geology or paleontology

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 5-9 and who meets the standards set forth by the Society of Vertebrate Paleontology. The paleontologist shall make recommendations regarding the collection, treatment, and disposition of the discovery. Scientifically important resources shall be prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of a museum repository. If paleontological resources are discovered, regardless of their scientific importance, paleontological monitoring shall be required for subsequent ground-disturbing activities at a frequency, depth, and/or interval determined by the paleontologist.

Paleontological monitoring shall be conducted by a qualified paleontological monitor as set forth in the Society of Vertebrate Paleontology standards. At the conclusion of monitoring, a final monitoring report shall be prepared by the paleontologist to document the results of monitoring and project compliance with all regulations and project requirements. If scientifically important paleontological resources are recovered, this report shall also document those paleontological resources with a catalog, descriptions, and photographs as determined appropriate by the paleontologist. The final monitoring report shall be submitted to the City of Cypress Director of Community Development Department or designee for review and approval. A copy of this final report shall also accompany the fossil material to the museum repository.

Mitigation Measure GEO-3 Worker Sensitivity Training: Prior to issuance of grading permits, applicants for projects that would include ground-disturbing activities below 10 feet in undisturbed native sediments ranked as having a moderate or high paleontological sensitivity shall be required to retain a qualified paleontologist meeting the requirements set forth by the Society of Vertebrate Paleontology.

Prior to and during initial ground-disturbing activities, the qualified paleontologist (or their designee) shall provide worker environmental awareness training to construction personnel.

Training shall include recognition of potential fossil materials, appropriate worker response protocols, and contact information for the paleontologist.

Supportive Evidence: Please refer to pages 4.7-15 and 4.7-16 the Draft EIR prepared for the proposed project.

5.8 GREENHOUSE GAS EMISSIONS
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Furthermore, the proposed project would be required to implement Mitigation Measure GHG-1, Mitigation Measure AIR-1, and Mitigation Measure TRA-1. With implementation of Mitigation Measure AIR-1, future development facilitated by the proposed project would provide enhanced electric vehicle charging infrastructure consistent with Scoping Plan guidance. The proposed project would also avoid conversion of natural or working lands and, with implementation of Mitigation Measure TRA-1, would incorporate transportation demand management strategies supportive of reduced vehicle travel. Building energy performance and electrification measures required under Mitigation Measure GHG-1 further support long-term building decarbonization objectives.

In addition, the proposed project would be consistent with the land use and growth assumptions underlying Connect SoCal 2024 and would implement planned housing growth identified in the City’s adopted and California Department of Housing and Community Development (HCD)-certified Housing Element.

Overall, with implementation of Mitigation Measure GHG-1, Mitigation Measure AIR-1, and Mitigation Measure TRA-1, the proposed project’s incremental contribution to cumulative GHG emissions would not be cumulatively considerable. Therefore, impacts related to the generation of greenhouse gas emissions, either directly or indirectly, and potential conflict with applicable plans, policies, or regulations adopted to reduce greenhouse gas emissions would be less than significant with mitigation incorporated.

Mitigation Measures: Based upon the analysis presented in Section 4.8, Greenhouse Gas Emissions, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure GHG-1, Mitigation Measure AIR-1, and Mitigation Measure TRA-1 below are feasible and are made binding through the MMRP. Imposition of these mitigation measures will reduce potentially significant impacts to less than significant.

Mitigation Measure GHG-1 Prior to issuance of building permits, project applicants for future development within the Buildout Area shall demonstrate to the satisfaction of the City of Cypress (City) Planning Division that the proposed buildings incorporate feasible greenhouse gas (GHG) reduction strategies consistent with current State and local

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documentation submitted during the plan check process, as deemed necessary by the City.

Future project applicants shall comply with either the All-Electric Design Path or the Efficient Mixed-Fuel Design Path, as described below:

Preferred Compliance Path: All Electric Design - Future development shall be designed and constructed without natural gas infrastructure or natural gas appliances. All space heating, water heating, cooking, and clothes drying systems shall be fully electric.

Electrical service panels shall be sized to accommodate expected loads and future electrification needs.

Alternative Compliance Path: Efficient Mixed-Fuel Design - If a project proposes to install natural gas infrastructure or natural gas appliances, the project applicant shall implement a combination of GHG reduction measures sufficient to minimize GHG emissions from natural gas usage to the maximum extent feasible. Measures may include, but are not limited to, the following:
• Exceed Title 24, Part 6 (Building Energy Efficiency Standards) performance requirements by 10–20 percent, where feasible, as demonstrated through energy modeling or prescriptive
compliance documentation.
• Install on-site solar photovoltaic (PV) systems to the maximum feasible extent, including on rooftops and parking canopy structures, where structurally and technically feasible. • Provide electric-ready infrastructure, including service panel capacity, conduit, wiring, and dedicated circuits, to allow future conversion to all-electric appliances and systems.
• Design buildings to achieve, at minimum, Leadership in Energy and Environmental Design (LEED) Silver certification or an equivalent third-party green building rating.
• Install programmable thermostats, advanced metering
infrastructure, and smart home energy management systems. • Provide heating, ventilation, and air conditioning (HVAC) commissioning consistent with CALGreen Code Sections
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5.410.2–5.410.4, including a commissioning plan, functional performance testing, and a commissioning report.
• Install cool roof materials meeting an aged solar reflectance of ≥

0.30, or the most current CALGreen Code requirement,
whichever is more stringent.
• Provide infrastructure to accommodate up to 50 percent recycled water use for landscape irrigation, where recycled water supply is available.
• Use water-efficient irrigation systems, minimize turf, and incorporate native, low-water, or drought-tolerant plant species.
• Install rainwater harvesting systems, where feasible. • Prohibit or restrict the use of potable water for cleaning nonvegetated outdoor surfaces and prohibit systems that apply water to hardscape surfaces.
• Implement and maintain robust solid waste diversion programs, including recycling and organic waste collection consistent with Senate Bill (SB) 1383 requirements.

All selected GHG reduction measures shall be clearly identified on improvement plans and construction drawings. Compliance with this measure shall be verified by City staff during plan check and confirmed through building inspection prior to final occupancy.

Mitigation Measure AIR-1 Refer to Section 6.3 of this document.

Mitigation Measure TRA-1 Refer to Section 6.17 of this document.

Supportive Evidence: Please refer to pages 4.8-14 through 4.8-30 of the Draft EIR prepared for the proposed project.

5.9 HAZARDS AND HAZARDOUS MATERIALS
Threshold 4.9.2: Significant Hazards Through Reasonably Foreseeable Upset and Accident Conditions Involving the Release of Hazardous Materials into the Environment: Less Than Significant Impact with Mitigation Incorporated
The Buildout Area was historically used for agricultural purposes until approximately 1947; however, subsequent site development beginning in the 1950s reworked near-surface soils, and hazardous materials associated with past agricultural use are not anticipated to remain. The Phase I ESA prepared for the proposed project concluded that there is no evidence of Recognized Environmental

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Future development would include demolition and site preparation activities, during which there is potential for exposure to these materials. The identified presence of a CREC, an HREC, and a BER in association with the Buildout Area represents a potentially significant impact associated with creating a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. To address this potentially significant impact, the Phase I ESA recommended preparation and implementation of an Operations and Maintenance (O&M) Plan to safely manage the suspect ACMs and LBP associated with the existing buildings within the Buildout Area and the notification of the OCHCA as required in the case closure summary from 1996 for the CREC. No additional subsurface investigations were recommended. Future development facilitated by the proposed project would be required to implement these recommendations, as detailed in Mitigation Measure HAZ-1.

In addition, compliance with applicable federal, State, and local regulations, including South Coast Air Quality Management District Rule 1403, would ensure proper handling, abatement, and disposal of hazardous materials. In accordance with SCAQMD Rule 1403, a comprehensive asbestos survey would be required prior to demolition. All identified ACMs and suspect materials would be removed by a certified asbestos abatement contractor in accordance with applicable regulations. Therefore, with implementation of Mitigation Measure HAZ-1, impacts related to hazardous materials would be less than significant with mitigation incorporated.

Mitigation Measures: Based upon the analysis presented in Section 4.9, Hazards and Hazardous Materials, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure HAZ-1 below is feasible and is made binding through the MMRP. Imposition of this mitigation measure will reduce potentially significant impacts to less than significant.

Mitigation Measure HAZ-1 Prior to the issuance of a building permit, a future project applicant/ developer shall demonstrate the recommendations provided in the Phase I Environmental Site Assessment (Phase I ESA) prepared for the Buildout Area have been, or will be, implemented.

Recommendations provided in the Phase I ESA include the following:

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Maintenance (O&M) Program in order to safely manage the suspect asbestos-containing materials (ACMs) and/or leadbased paint (LBP) associated with the existing structures located within the Buildout Area; and
• Providing a copy of this Draft Environmental Impact Report (EIR) and the Notice of Completion (NOC) to the Orange County Health Care Agency (OCHCA) in order to notify them of the proposed change in land use facilitated under the proposed project.

Supportive Evidence: Please refer to pages 4.9-13 and 4.9-14 of the Draft EIR prepared for the proposed project.

Threshold 4.9.4: Location on a Site Included on a List of Hazardous Materials Sites Compiled Pursuant to Government Code Section 65962.5, Creating a Significant Hazard to the Public or the Environment: Less Than Significant Impact with Mitigation Incorporated Database searches, including a search of the GeoTracker and Superfund databases, determined that the Buildout Area is not listed on the Cortese List compiled pursuant to Government Code Section 65962.5, and is not a recorded Superfund site. In addition, as part of the Phase I ESA for the Buildout Area, a comprehensive regulatory database search was conducted to identify potential environmental concerns within a defined radius of the site. The search identified multiple listings in databases such as the Aboveground Storage Tank (AST) database, California Environmental Reporting System (CERS) Tank, Cleanup Sites, Department of Toxic Substances Control Hazardous Waste Tracking System (HAZNET), Leaking Underground Storage Tank (LUST), and Resource Conservation and Recovery Act Small Quantity Generator (RCRA-SQG). None of these listings, however, were determined to be RECs or HRECs.

However, impacts associated with the release of hazardous materials into the environment through reasonably foreseeable upset and accident conditions would be reduced to less than significant with adherence to existing regulatory requirements, including notification to OCHCA for the CREC, compliance with SCAQMD Rule 1403 for ACMs, and implementation of Mitigation Measure HAZ-1, requiring implementation of the recommendations provided in the Phase I ESA.— Additionally, because the Buildout Area is not included on a hazardous materials site list compiled pursuant to Government Code Section 65962.5, the proposed project would not create a significant hazard to the public or environment. Therefore, with incorporation of Mitigation Measure HAZ-1, impacts would be less than significant.

Finding: The City hereby finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.

Pursuant to PRC Section 21081(a) and State CEQA Guidelines Section 15091(a), the City hereby finds that changes or alterations have been required in, or incorporated into, the proposed project that

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Mitigation Measures: Based upon the analysis presented in Section 4.9, Hazard and Hazardous Materials, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure HAZ-1 above is feasible and is made binding through the MMRP. Imposition of this mitigation measure will reduce potentially significant impacts to less than significant.

Mitigation Measure HAZ-1 See above.

Supportive Evidence: Please refer to pages 4.9-15 and 4.9-16 of the Draft EIR prepared for the proposed project.

5.10 HYDROLOGY AND WATER QUALITY
Threshold 4.10.21: Impacts to Aquatic, Wetland, or Riparian Habitat: Less Than Significant Impact No riparian habitat currently exists within the Buildout Area. However, five potential jurisdictional water resources currently exist within the Buildout Area, including three artificial ponds, one drainage feature, and one detention basin. The three artificial ponds are located within the LARC racetrack area and are manmade. As such, the ponds are hydrologically isolated and not subject to regulation by the USACE. However, these ponds still have the potential to be regulated by the Santa Ana RWQCB under the State Porter-Cologne Water Quality Control Act and by the California Department of Fish and Wildlife (CDFW) under Section 1600 of the Fish and Game Code. In addition, the field survey performed as part of the Biological Resources Assessment (BRA) (Appendix C of the Draft EIR) indicated that the ponds contained hydrophytic vegetation along portions of their shoreline, including species that would be considered wetland indicators. Therefore, these portions of the ponds may be classified as wetlands under the Santa Ana RWQCB’s jurisdiction.

The existing detention basin is located along the southern Buildout Area boundary, at the northwest corner of the existing residential development located south of the Buildout Area, and the existing drainage feature extends east from this detention basin. The drainage feature originates from a culvert beneath the road just northwest of the existing parking lot. This drainage is an ephemeral, earthen bottom drainage created to carry stormwater. Sparse ruderal vegetation was observed within this drainage area. Therefore, the drainage is expected to be regulated by the Santa Ana RWQCB and CDFW; however, the BRA did not determine if it would be regulated by the USACE. The detention basin is a manmade basin entirely lined with polyethylene created to capture flows and appears to divert accumulated water into the adjacent drainage that terminates into an underground drain system. Similar to the drainage feature, the detention basin is expected to be regulated by the Santa Ana RWQCB and CDFW; however, the BRA did not determine if it would be regulated by the USACE.

According to the BRA, if impacts to these features are expected, regulatory permits may be required, including those under Section 404 of the CWA as administered by the USACE, the Water Quality Certification under Section 401 of the CWA or Waste Discharge Requirements under the Porter-Cologne Water Quality Control Act as administered by the Santa Ana RWQCB, or the S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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Mitigation Measures: Based upon the analysis presented in Section 4.10, Hydrology and Water Quality, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure BIO-1 below are feasible and are made binding through the MMRP. Imposition of these mitigation measures will reduce potentially significant impacts to less than significant.

Mitigation Measure BIO-1 Refer to Section 5.4 of this document Supportive Evidence: Please refer to pages 4.10-47 and 4.10-48 of the Draft EIR prepared for the proposed project.

5.11 LAND USE AND PLANNING
No impacts were identified as potentially significant.

5.12 MINERAL RESOURCES
No impacts were identified as potentially significant.

5.13 NOISE
No impacts were identified as potentially significant.

5.14 POPULATION AND HOUSING
No impacts were identified as potentially significant.

5.15 PUBLIC SERVICES
No impacts were identified as potentially significant.

5.16 RECREATION
No impacts were identified as potentially significant.

5.17 TRANSPORTATION
No impacts were identified as potentially significant.

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5.18 TRIBAL CULTURAL RESOURCES
Threshold 4.18.1: Substantial Adverse Change in the Significance of a Tribal Cultural Resource That is Listed or Eligible for Listing in the California Register or in a Local Register of Historical Resources as Defined in PRC Section 5020.1(k): Less Than Significant Impact with Mitigation Incorporated
The City consulted with tribal representatives traditionally or culturally affiliated with the Buildout Area pursuant to the requirements outlined in Assembly Bill (AB) 52. Most tribes deferred comment or declined consultation; however, the Gabrieleño Band of Mission Indians – Kizh Nation responded and requested consultation with the City regarding the proposed project. On May 27, 2025, the City provided suggested mitigation measures relating to the protection of tribal cultural resources to the Gabrieleño Band of Mission Indians - Kizh Nation, as detailed in Mitigation Measures TCR-1 through TCR-4. On July 14, 2025, the Gabrieleño Band of Mission Indians - Kizh Nation requested on-site tribal monitoring during all ground-disturbing activities, including areas containing previously disturbed soils or fill. Although no tribal cultural resources have been identified within the Buildout Area, ground-disturbing activities associated with future development could potentially uncover previously unknown resources, including Native American human remains, resulting in a potentially significant impact to tribal cultural resources.

However, future development facilitated under the proposed project would be required to adhere to Regulatory Compliance Measures CUL-1 and CUL-2, which detail provisions in the event that previously unknown cultural resources, including human remains, are discovered during grounddisturbing construction activities, consistent with CCR Section 15064.5(e) and State Health and Safety Code Section 7050.5. In addition, the proposed project would be required to implement Mitigation Measures TCR-1 through TCR-4. These mitigation measures include required tribal cultural resources training and ALERT sheet posting, on-site tribal monitoring during ground disturbance of native sediment, and provisions in the event that previously unknown tribal cultural resources (including human remains and funerary objects) are discovered during ground-disturbing construction activities. Adherence to these mitigation measures, along with Regulatory Compliance Measures CUL-1 and CUL-2 for the treatment of unknown archaeological resources and human remains, would reduce potential impacts on previously unknown tribal cultural resources to less than significant. Therefore, the proposed project would have less than significant impacts on tribal cultural resources with mitigation incorporated.

Regulatory Compliance Measures: Regulatory Compliance Measures CUL-1 and CUL-2 would be applicable and implemented for the proposed project.

Mitigation Measures: Based upon the analysis presented in Section 4.18, Tribal Cultural Resources, of the Draft EIR, which is incorporated herein by reference, Mitigation Measures TCR-1 through TCR- S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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Mitigation Measure TCR-1 Tribal Cultural Resources Training and ALERT Sheet Posting. Prior to the start of any ground-disturbing activities, a qualified archaeologist meeting the Secretary of the Interior standards, in consultation with a representative from a traditionally and culturally affiliated Native American Tribe, under the direction of the City of Cypress Planning Division, shall prepare a Cultural Resources Sensitivity Summary. This summary shall include a brief description of the types of archaeological and tribal cultural resources that may be encountered, visual examples (if available), reporting procedures in the event of a discovery, and appropriate contact information.

The summary shall be printed and posted in a visible location at the construction site for the duration of all ground-disturbing activities.

An initial worker environmental training shall be provided by a qualified archaeologist in collaboration with a tribal representative prior to the start of construction, under the direction of the City of Cypress Planning Division. The training shall include a review of applicable laws, procedures to follow if resources are discovered, and cultural sensitivity guidance. A sign-in sheet shall be maintained to document attendance. As construction progresses, the construction manager shall be responsible for ensuring that all new personnel receive the same information through on-site orientation and review of the posted materials. Documentation of ongoing training shall be maintained and made available to the City upon request.

Mitigation Measure TCR-2 Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities. Prior to the issuance of any grading permits for projects within the Buildout Area that would require “ground-disturbing activity,” where such disturbance activity would occur in undisturbed native sediment, a future project
applicant/City shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching on both on-site and any off-site locations that are included in the Project Description/ definition and/or required in connection with the projects, such as public improvement work.

A copy of the executed monitoring agreement shall be submitted to the Director of the City of Cypress Community Development

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The tribal monitor shall also provide appropriate insurance certificates.

Monitor logs shall identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, “TCRs”), as well as any discovered Native American (ancestral) human remains and burial goods.

Copies of monitor logs shall be provided to the future project applicant/City upon written request to the Tribe.

On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Tribe from a designated point of contact for the future project applicant/City that all grounddisturbing activities and phases that may involve ground-disturbing activities in native (previously undisturbed) soil has occurred (i.e., no tribal monitoring shall be required for landscaping activities occurring after completion of project grading and trenching, as this soil will have been previously monitored) or in connection with the project are complete; or (2) a determination and written notification by the Tribe to the future project applicant/City that no future, planned construction activity and/or development/ construction phase associated with the project possesses the potential to impact TCRs.

Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Tribe’s monitor and/or archaeologist. The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural, and/or historic purposes.

Mitigation Measure TCR-3 Unanticipated Discovery of Human Remains and Associated Funerary Objects. Native American human remains are defined in Public Resources Code (PRC) Section 5097.98 (d)(1) as an S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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If Native American human remains and/or grave goods are discovered or recognized during ground-disturbing activities associated with projects within the Buildout Area, then all construction activities shall immediately cease within 50 feet of the find. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the Coroner has determined the nature of the remains. If the Coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission (NAHC), and PRC Section 5097.98 shall be followed.

Human remains and grave/burial goods shall be treated alike per PRC Section 5097.98(d)(1) and (2).

If Native American human remains are discovered or recognized on any construction sites within the Buildout Area during grounddisturbing activities and the NAHC subsequently identifies the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe) to be the Most Likely Descendant (MLD), construction activities may resume in other parts of the construction site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Tribe’s monitor and/or archaeologist deems necessary). (State CEQA Guidelines Section 15064.5(f).) Preservation in place (i.e., avoidance) is the Tribe’s preferred manner of treatment for discovered human remains and/or burial goods.

Any discovery of human remains/burial goods shall be kept confidential to the extent feasible to prevent further disturbance.

Mitigation Measure TCR-4 Procedures for Burials and Funerary Remains. If Native American human remains are discovered or recognized on any construction sites within the Buildout Area during ground-disturbing activities and the Native American Heritage Commission subsequently

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 5-21 identifies the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe) to be the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy, as described below, shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

In the event preservation in place is not possible despite good faith efforts by the future project applicant/City and/or landowner, before ground-disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects.

Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within 6 months of recovery. The site of reburial/repatriation shall be on the project site but at a S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does not authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

Supportive Evidence: Please refer to pages 4.18-6 through 4.18-12 of the Draft EIR prepared for the proposed project.

5.19 UTILITIES AND SERVICE SYSTEMS
No impacts were identified as potentially significant.

5.20 WILDFIRE
No impacts were identified as potentially significant.

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6.0 FINDINGS REGARDING SIGNIFICANT AND UNAVOIDABLE

ENVIRONMENTAL IMPACTS WHICH CANNOT BE

MITIGATED TO A LEVEL OF LESS THAN SIGNIFICANT
The City finds, based upon the analysis presented in Chapter 4.0 of the Draft EIR, that the following environmental effects of the proposed project cannot be avoided or reduced to less than significant with incorporation of feasible mitigation measures identified in the Draft EIR. Some of these impacts can be reduced, although not to a less than significant level, through implementation of mitigation measures identified in the Draft EIR (PRC Section 21081(a)(1)). However, impacts would remain significant and unavoidable.

Section 15126(b) of the State CEQA Guidelines, requires a description of any significant environmental effects that cannot be avoided if the proposed project is implemented.

6.1 AESTHETICS
No impacts were identified as significant and unavoidable.

6.2 AGRICULTURE AND FORESTRY RESOURCES
No impacts were identified as significant and unavoidable.

6.3 AIR QUALITY
Threshold 4.3.1: Conflict with or Obstruct Implementation of the Applicable Air Quality Plan:

Significant and Unavoidable Impact
The proposed project would be consistent with Indicator 2 as the proposed project would not exceed the growth assumptions in Connect SoCal 2024 or the 2022 Air Quality Management Plan (AQMP). However, the proposed project would have the potential to conflict or obstruct implementation of applicable air quality plans under Indicator 1 of the South Coast Air Quality Management District’s (SCAQMD) 2022 AQMP because buildout of the proposed project would result in significant and unavoidable long-term operational pollutant emissions. Specifically, longterm operational emissions associated with the proposed project would exceed the SCAQMD’s established significance thresholds including for area, energy, and mobile source emissions, even with implementation Mitigation Measure AIR-1 and Mitigation Measure TRA-1.

Although there is no feasible mitigation to reduce operational pollutant emissions to a less than significant level, Mitigation Measure AIR-1 and Mitigation Measure TRA-1 would incorporate design features that would contribute to reducing criteria air pollutant emissions generated during operational activities associated with the proposed project. Therefore, since the proposed project would conflict with Indicator 1, impacts would be significant and unavoidable.

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As such, the impact remains significant and unavoidable.

Mitigation Measure AIR-1 Prior to issuance of grading permits for development projects in the Buildout Area, a future project applicant in collaboration with the City of Cypress Planning Division shall identify project design details and specifications, where feasible, to document implementation and compliance with emission reduction measures. The City of Cypress Planning Division shall verify compliance through: (1) review and approval of construction drawings and building permit submittals demonstrating incorporation of the emission-reduction measures; (2) documentation or reporting from the contractor or a future project applicant, as deemed necessary by the City of Cypress Planning Division, demonstrating adherence to approved measures.

The measures below shall be implemented and updated as
necessary as they are considered feasible and effective in reducing criteria pollutant emissions generated by the project. These measures shall be reviewed and updated in accordance with the most recent emission-reduction and emission-minimization guidance available, including, at a minimum, the California Air Pollution Control Officers Association (CAPCOA) 2024 guidance. A future project applicant shall incorporate all feasible and updated measures into the final construction drawings, building plans, and contractor specifications for City review, including, but not limited to, the following:
• Provide building access and paths which are physically separated from street parking lot traffic and that eliminate physical barriers such as walls, berms, landscaping and slopes that impede the use of pedestrians, bicycle facilities, or public transportation vehicles.
• Provide continuous sidewalks separated from the roadway by landscaping and on street parking.
• Provide a parking lot design that includes clearly marked and shaded pedestrian pathways between transit facilities and building entrances.
• Provide preferential parking spaces near the entrance of buildings for those who carpool/vanpool/rideshare and provide signage.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 6-3 • Install electric vehicle charging capabilities that meet the requirements of the latest version of the California Green Building Standards Code (CALGreen Code) Tier 2 Voluntary Standards.
• Install ENERGY STAR certified heating, cooling, and lighting devices, and appliances or equivalent.
• Install only electric fireplaces.
• Install low-flow water fixtures.
• Utilize energy-efficient design features, including appropriate site orientation, use of lighter color roofing and building materials, and use of deciduous shade trees and windbreak trees to reduce fuel consumption for heating and cooling. • Use light-colored paving and roofing materials.
• Use low-volatile organic compound (VOC) paints with 10 grams per liter or less.
• Require the use of all-electric landscaping equipment. • Maximize the planting of trees in landscaping and parking lots.

Mitigation Measure TRA-1 Refer to Section 6.17 of this document.

Supportive Evidence: Please refer to pages 4.3-21 through 4.3-24 of the Draft EIR prepared for the proposed project.

Cumulatively Considerable Net Increase of a Criteria Pollutant for Which the Region is NonAttainment Under an Applicable Federal or State Ambient Air Quality Standard: Significant and Unavoidable Impact
During construction, short-term degradation of air quality may occur due to the release of particulate emissions generated by demolition, grading, paving, building, and other activities.

Emissions from construction equipment are also anticipated and would include carbon monoxide (CO), NOx, VOCs, directly emitted particulate matter (PM2.5 and PM10), and TACs such as diesel exhaust particulate matter.

Construction activities would include demolition, site preparation, grading, building construction, architectural coating, and paving activities. Construction-related effects on air quality are typically greatest during the demolition, grading, and site preparation phases due to the disturbance of soils.

If not properly controlled, these activities would temporarily generate particulate emissions. Unless properly controlled, vehicles leaving construction sites would deposit dirt and mud on local streets, S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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6 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -4 which could be an additional source of airborne dust after it dries. PM10 emissions would vary from day to day, depending on the nature and magnitude of construction activity and local weather conditions. PM10 emissions would depend on soil moisture, silt content of soil, wind speed, and the amount of operating equipment.

In addition to dust-related PM10 emissions, heavy trucks and construction equipment powered by gasoline and diesel engines would generate CO, sulfur dioxide (SO2), NOX, VOCs, and some soot particulate (PM2.5 and PM10) in exhaust emissions. If construction activities were to increase traffic congestion in the area, CO and other emissions from traffic would increase slightly while those vehicles idle in traffic. These emissions would be temporary in nature and limited to the immediate area surrounding the construction site.

Construction emissions were estimated for future development envisioned under the proposed project using CalEEMod. This analysis includes two model runs to evaluate a worst-case construction scenario. The first model run evaluates construction emissions associated with full buildout of the proposed project, including the development of up to 1,791 additional residential units and 440,000 square feet of non-residential development within the Buildout Area.

The second model run includes a phased approach to grading that includes the simultaneous grading of multiple development areas to reflect a conservative worst-case construction scenario during grandstand demolition and grading only. Results of both analyses are described below.

Construction emissions were estimated for full buildout of the future development allowed under the proposed project using CalEEMod. Specific construction information for specific development projects, such as construction phasing and schedule, is not yet known; however, construction of the entire Buildout Area is assumed to commence in 2026 and conclude in 2038, which was included in CalEEMod. Construction activities would include demolition, site preparation, grading, building construction, paving, and architectural coatings (painting). TAIT, a licensed civil engineering firm, prepared grading estimates for buildout of the proposed project, concluding the proposed project would require the cut of 248,600 cubic yards of soil and fill of 333,500 cubic yards of soil, which would result in the net import of 84,900 cubic yards of soil. In addition, the proposed project would require the demolition of approximately 768,360 square feet of existing buildings. Based on information provided by the Project Applicant, demolition activities would require up to four excavators, two track loaders, a crawler crane, and several bobcats/backhoes. This analysis also assumes the use of Tier 2 construction equipment and that the proposed project would comply with SCAQMD Rule 403 measures. Assuming the use of Tier 2 construction equipment is conservative as construction contractors often typically use Tier 2 or cleaner equipment due to their wide availability.

As described above, in order to provide a conservative analysis of the construction impacts associated with the proposed project, this supplemental analysis evaluates the simultaneous grading of five projects in multiple land use districts. This supplemental analysis is for informational purposes only to evaluate a potential worst-case scenario for grading activities.

This analysis conservatively assumes that the grading for five development projects would simultaneously occur on Lots 2, 4, 7, 12 and 13, including all of Lots 4, 12 and 13, the southern 8

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 6-5 acres of Lot 2 and the northern 11 acres of Lot 7. Grading activities associated with the five development projects would require the cut of 202,000 cubic yards of soil and fill of 263,000 cubic yards of soil, which would result in the net import of 61,000 cubic yards of soil.

Consistent with a conservative worst-case approach, this supplemental analysis uses default construction equipment assumptions in CalEEMod, including a Tier 2 equipment fleet, and assumes compliance with SCAQMD Rule 403 dust control measures.

Long-term air pollutant emission impacts that would result from future buildout envisioned under the proposed project are those that are associated with mobile sources (e.g., vehicle trips), energy sources (e.g., natural gas), and area sources (e.g., architectural coatings and the use of landscape maintenance equipment).

Mobile source emissions include VOC and NOX emissions, which contribute to the formation of ozone. Additionally, PM10 emissions result from running exhaust, tire and brake wear, and the entrainment of dust into the atmosphere from vehicles traveling on paved roadways. Energy source emissions would typically result from activities in buildings for which natural gas is used. Typically, area source emissions consist of direct sources of air emissions located at a project site, including architectural coatings, consumer products, and the use of landscape maintenance equipment. This analysis utilizes default assumptions for architectural coatings, the use of consumer products (including cleaning supplies, kitchen aerosols, cosmetics and toiletries), and landscape maintenance equipment.

Development within the Buildout Area would occur on a project-by-project basis and the specific design and sequencing of those projects cannot be determined at this time. The exact timing of implementation and phasing for the Buildout Area may vary based on a number of factors, including market and economic demands, as well as physical constraints or timing of roadway/infrastructure improvements. As such, it is possible that construction activities would still be underway while parts of the proposed project become operational. Since the proposed project is a programmatic level document and the timing of projects that would be developed under the Specific Plan are unknown at this time, the precise combination of emissions that would occur is unknown.

However, since operational emissions would exceed SCAQMD thresholds, it is assumed that construction and operational emissions combined would exceed the significance threshold established by the SCAQMD for daily project emissions. Two feasible mitigation measures were identified aimed at reducing operational emissions, Mitigation Measure AIR-1 and Mitigation Measure TRA-1.

With implementation of Mitigation Measure AIR-1 and Mitigation Measure TRA-1, NOx emissions would be reduced to below the SCAQMD’s significance criteria. However, VOC emissions would still exceed the SCAQMD’s significance criteria. While Mitigation Measure AIR-1 and Mitigation Measure TRA-1 would incorporate design features that would contribute to reducing criteria air pollutant emissions generated during operational activities associated with the full buildout envisioned under proposed project; the long-term operational VOC emissions associated with the proposed project would cumulatively contribute to the nonattainment designations in the Basin and project impacts would not be lowered below SCAQMD thresholds.

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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
6 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -6 The majority of the proposed project’s operational-source emissions are generated by passenger cars associated with trips generated by the project. Even with potential vehicle miles traveled (VMT) reductions required in Mitigation Measure TRA-1, VOC emissions would remain above the SCAQMD thresholds. As there are no additional feasible mitigation measures that would reduce project operational-source VOC emissions to a less than significant level proposed project operation would result in a significant and unavoidable impact related to a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or State ambient air quality standard.

Vehicular trips associated with the proposed project would contribute to congestion at intersections and along roadway segments in the vicinity of the Buildout Area. Localized air quality impacts would occur when emissions from vehicular traffic increase as a result of the proposed project. The primary mobile-source pollutant of local concern is CO, a direct function of vehicle idling time and, thus, of traffic flow conditions. CO transport is extremely limited; under normal meteorological conditions, CO disperses rapidly with distance from the source. However, under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthful levels, affecting local sensitive receptors (e.g., residents, schoolchildren, the elderly, and hospital patients). Typically, high CO concentrations are associated with roadways or intersections operating at unacceptable levels of service or with extremely high traffic volumes. In areas with high ambient background CO concentrations, modeling is recommended to determine a project’s effect on local CO levels.

The significance of localized project impacts under CEQA depends on whether ambient CO levels in the vicinity of the Buildout Area are above or below State and federal CO standards. Because ambient CO levels are below the standards throughout the Basin, a project would be considered to have a significant CO impact if project emissions result in an exceedance of one or more of the 1-hour or 8-hour standards.

Full buildout envisioned under the proposed project would generate 21,041 net new average daily trips, 1,019 a.m. peak-hour trips, and 1,418 p.m. peak-hour trips. As discussed in the proposed project’s Traffic Study, under Existing Conditions, all study intersections currently operate at acceptable levels of service. As described in the Traffic Study, even with the improvements recommended in the Traffic Study, four intersections and roadway segments would continue to operate at deficient levels of service (LOS) during peak hours. However, given the extremely low level of CO concentrations in the Buildout Area, project-related vehicles are not expected to result in CO concentrations exceeding the State or federal CO standards. Impacts related to CO hot spots would be less than significant, and no mitigation is required.

Mitigation Measures: Based upon the analysis presented in Section 4.3, Air Quality, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure AIR-1 and Mitigation Measure TRA-1 are feasible and are made binding through the MMRP. Implementation of these mitigation measures will reduce impacts associated with conflict with or obstruction of implementation of the applicable air quality plan but will not reduce potentially significant impacts to less than significant.

No additional feasible mitigation measures have been identified that would reduce these impacts to a less than significant level. As such, the impact remains significant and unavoidable.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 6-7 Supportive Evidence: Please refer to pages 4.3-24 through 4.3-32 of the Draft EIR prepared for the proposed project.

6.4 BIOLOGICAL RESOURCES
No impacts were identified as potentially significant.

6.5 CULTURAL RESOURCES
Threshold 4.5.1: Adverse Change in the Significance of a Historical Resource: Significant and Unavoidable Impact
The proposed project would have the potential to result in a substantial adverse change to a historical resource under CEQA because implementation of the proposed project would require demolition of the character-defining features of the Los Alamitos Race Course (LARC) property, including the grandstand, quarter-mile chute, and pre-1970 racetrack. Demolition is considered a material impairment of the historical resource, and no feasible mitigation measures are available to fully mitigate the demolition of a historical resource to a less than significant level. Implementation of mitigation measures could reduce significant adverse impacts but not completely mitigate or avoid the significant impact. If the historical significance of the building is thoroughly documented, well photographed, and publicly available, the demolition of the building would have a reduced impact on the historical significance of the building, though the impact would still be significant.

Although there is no feasible mitigation to avoid demolition of the historical resource, the proposed project would be required to implement Mitigation Measures CUL-1 through CUL-3, which requires which requires that photographs and memorabilia, including brochures, promotional flyers, marketing materials, special events announcements, and the like (or copies of the same) be available to a local library or an Orange County-based historical society, a historical marker or the Vessels’ name, the track logo, racing terminology, and/or the names or likenesses (e.g., statuary, wall or garden art, and photographs) of noteworthy Quarter Horses, and documentation of the historic resource in accordance with the Historic American Building Survey (HABS) standards.

Because implementation of the proposed project would demolish the character-defining features of the LARC Property, implementation of the proposed project would result in a substantial adverse change to a historic architectural resource under CEQA. Implementation of Mitigation Measures CUL-1 through CUL-3 would require documenting the character-defining features of LARC Property, but it would not avoid demolition of the character-defining features; therefore, impacts to builtenvironment historic resources as defined in State CEQA Guidelines Section 15064.5 would be significant and unavoidable.

Mitigation Measures: Based upon the analysis presented in Section 4.5, Cultural Resources, of the Draft EIR, which is incorporated herein by reference, Mitigation Measures CUL-1 through CUL-3 listed below are feasible and are made binding through the MMRP. Implementation of these mitigation measures will reduce impacts associated with the adverse change in the significance of a historical resource but will not reduce potentially significant impacts to less than significant. As such, the impact remains significant and unavoidable.

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6 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -8 Mitigation Measure CUL-1 Prior to demolition activities of any character-defining features, the owner of Los Alamitos Race Course, or subsequent project proponents, shall make photographs and memorabilia, including brochures, promotional flyers, marketing materials, special events announcements and the like (or copies of the same) available to a local library or an Orange County-based historical society:
a. For use in an exhibit(s) about horse racing, quarter horses, Frank Vessels, Sr., the Vessels family, pari-mutuel betting and/or the history of Cypress; and/or
b. To be part of a permanent archive for research purposes.

Mitigation Measure CUL-2 Require future development on portions of the Los Alamitos Race Course property to incorporate one or more of the following:
a. A historical marker that provides information about Frank Vessels, Sr. and Los Alamitos Race Course. The marker should be clearly visible and accessible to the public.
b. The Vessels' name, the track logo, racing terminology, and/or the names or likenesses (e.g., statuary, wall or garden art, and photographs) of noteworthy Quarter Horses (such as Clobber, Go Man Go, or Moonist).

Mitigation Measure CUL-3 Prior to, or in conjunction with, approval of any demolition or development permits that involves the destruction of any portion of the Los Alamitos Race Course property, the Project Applicant should be required to commission documentation of the property in the form of Historic American Building Survey (HABS)-like
documentation that complies with the Secretary of the Interior's Standards for Architectural and Engineering Documentation (NPS 1990), if any of the character-defining features as identifies are still present. The documentation should generally follow the HABS Level Ill requirements and include digital photographic recordation of the complex, a detailed historic narrative report, and compilation of historic research. Photographic documentation should include:
• General views of the site and landscape as a whole
• Photographs of the 550-yard chute, track, and winner's circle • Photographs of each exterior elevation of all buildings and structures in the complex
• Photographs of the interior of the Grandstand.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 6-9 The documentation should be completed by a qualified
architectural historian or historian who meets the Secretary of the Interior's Professional Qualification Standards for History and/or Architectural History (NPS 1983). The original archival-quality documentation shall be offered as donated material to the following entities: South Central Coastal Information Center at CSU Fullerton, Preserve Orange County, the Orange County Historical Society and other repositories to be determined such as local libraries and the American Quarter Horse Association Hall of Fame.

Supportive Evidence: Please refer to pages 4.5-14 through 4.5-17 of the Draft EIR prepared for the proposed project.

6.6 ENERGY
No impacts were identified as significant and unavoidable.

6.7 GEOLOGY AND SOILS
No impacts were identified as significant and unavoidable.

6.8 GREENHOUSE GAS EMISSION
No impacts were identified as significant and unavoidable.

6.9 HAZARDS AND HAZARDOUS MATERIALS
No impacts were identified as significant and unavoidable.

6.10 HYDROLOGY AND WATER QUALITY
No impacts were identified as significant and unavoidable.

6.11 LAND USE AND HOUSING
No impacts were identified as significant and unavoidable.

6.12 MINERAL RESOURCES
No impacts were identified as significant and unavoidable.

6.13 NOISE
No impacts were identified as significant and unavoidable.

6.14 POPULATION AND HOUSING
No impacts were identified as significant and unavoidable.

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6.15 PUBLIC SERVICES
No impacts were identified as significant and unavoidable.

6.16 RECREATION
No impacts were identified as significant and unavoidable.

6.17 TRANSPORTATION
Threshold 4.17.2: Conflicts or Inconsistencies with CEQA Guidelines Section 15064.3(b):

Significant and Unavoidable Impact
A VMT screening was conducted to determine whether the proposed project could be screened out from a project-specific VMT analysis. The results of the VMT screening determined that the proposed project does not meet the High Quality Transit Area (HQTA) or Low VMT Area screening criteria, but does qualify as a neighborhood-serving retail development under the Governor’s Office of Land Use and Climate Innovation’s (LCI) (previously the Governor’s Office of Planning and Research [OPR]) 2018 Technical Advisory on Evaluating Transportation Impacts In CEQA (LCI Technical Advisory). A supplemental quantitative analysis conducted in accordance with the County Guidelines confirmed that the proposed project’s non-residential uses result in a less than significant VMT impact, supporting the conclusion that the proposed project satisfies both the intent and technical requirements for VMT screening. While the proposed project’s non-residential uses qualify as neighborhood-serving retail under the LCI Technical Advisory and are presumed to result in a less than significant VMT impact, the residential component does not meet any screening criteria and therefore requires a full quantitative VMT analysis.

Consequently, a full VMT analysis was conducted for the proposed residential uses in accordance with the County Guidelines. To calculate VMT for the proposed project, the Orange County Transportation Analysis Model (OCTAM) was run for both existing plus project (2019) and cumulative plus project (2050) scenarios, and calculations from the relevant OCTAM output files were completed to estimate the anticipated Home-Based VMT for the project’s Traffic Analysis Zone (TAZ). The City's threshold of significance for a project's VMT impact with respect to residential uses, based on the County Guidelines, is 13.21 VMT per capita (15 percent below the existing regional average). The results show that the residential VMT would exceed the County threshold of

13.21 VMT per capita (15 percent below the regional average) by 11.6 percent, with 14.29 VMT per capita under existing conditions and 14.96 VMT per capita under cumulative conditions, indicating a potentially significant VMT impact.

As such, future residential development within the Buildout Area would be required to implement Mitigation Measure TRA-1, which requires the proposed project to reduce overall VMT in order to contribute to achieving the overall VMT reduction target established in this EIR of 11.6 percent.

Mitigation Measure TRA-1 provides two Transportation Demand Management strategies for future residential development within the Buildout Area that would reduce VMT generated by the proposed project, including constructing or improving bike facilities and providing pedestrian network improvements. Constructing or improving bicycle facilities to connect the Buildout Area to the regional bicycle network would provide residents opportunities to bike rather than drive and is

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 6-11 estimated to reduce VMT by 0.1 percent. Providing pedestrian network improvements, including approximately 1.7 miles of new sidewalks along the Moody Street and Vessels Circle extensions and increasing the study area sidewalk length from 7.7 miles to 9.4 miles is estimated to reduce VMT by

1.1 percent by encouraging walking for short trips. Therefore, while the implementation of Mitigation Measure TRA-1 would reduce the residential VMT impact, the impact would remain above the established threshold for residential VMT and the residential VMT impact would be significant and unavoidable.

Mitigation Measures: Based upon the analysis presented in Section 4.17, Transportation, of the Draft EIR, which is incorporated herein by reference, Mitigation Measure TRA-1, is feasible and is made binding through the MMRP. Implementation of this mitigation measure will not reduce potentially significant impacts to less than significant. No additional feasible mitigation measures have been identified that would reduce these impacts to a less than significant level. As such, the impact remains significant and unavoidable.

Mitigation Measure TRA-1 Transportation Demand Management Strategies. The Development Agreement between the City of Cypress and the Project Applicant regarding the proposed project shall include a provision requiring that any future project applicants for subsequent residential development projects within the Buildout Area demonstrate the project's consistency with the measures set forth in Items 1 and 2 below that are applicable to such project prior to its approval to the satisfaction of the City of Cypress Planning Director.

1. Construct or Improve Bike Facility (California Air Pollution Control Officers Association [CAPCOA] Handbook Strategy T19-A): This transportation demand management strategy requires the project to include a new bicycle facility or facilities or improve an existing facility that would connect the project to the existing regional bicycle network. The construction/ improvement of bicycle facilities would provide residents with the opportunity to bike to their destination rather than drive, reducing the number of vehicle trips and overall project generated vehicle miles traveled (VMT).

2. Provide Pedestrian Network Improvement (CAPCOA Handbook Strategy T-18): This transportation demand management
strategy requires the construction of off-site sidewalks to improve sidewalk coverage and pedestrian access to the
surrounding area.

Supportive Evidence: Please refer to pages 4.17-17 through 4.17-21 of the Draft EIR prepared for the proposed project.

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6.18 TRIBAL CULTURAL RESOURCES
No impacts were identified as significant and unavoidable.

6.19 UTILITIES
No impacts were identified as significant and unavoidable.

6.20 WILDFIRE
No impacts were identified as significant and unavoidable.

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7.0 FINDINGS REGARDING GROWTH INDUCING IMPACTS
Section 15126.2(d) of the State CEQA Guidelines requires that an EIR:
“Discuss the ways in which the proposed project could foster economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment.”
Additionally, State CEQA Guidelines Section 15126.2(e) specifies that growth does not necessarily imply impacts that are beneficial, detrimental, or of little significance to the environment. A project that meets any of these criteria may be considered growth inducing. To address these issues, potential growth-inducing effects were examined through analysis of the following questions:
• Would the project remove obstacles to, or otherwise foster, population growth (e.g., through the construction or extension of major infrastructure facilities that do not presently exist in the project area, or through changes in existing regulations pertaining to land development)? • Would the project foster economic growth?
• Would approval of the project involve some characteristic that may encourage and facilitate other activities that could significantly affect the environment?

7.1.1 Removal of Obstacles to, or Otherwise Foster, Population Growth The proposed project includes the reasonably foreseeable buildout of the Specific Plan, including the construction of up to 1,791 residential units and 440,000 square feet of non-residential space within the Buildout Area. In addition, buildout of the proposed project would include the expansion or extension of three existing roadways to serve the Buildout Area, including expanding a portion of Lexington Drive, the extension of Vessels Circle and the extension of Moody Street to connect to Siboney Street to serve the Buildout Area, consistent with the Circulation Plan included in the approved Specific Plan. As discussed in Section 4.14, Population and Housing, future development facilitated by the proposed project would result in a net increase of approximately 5,516 persons at full buildout. However, according to the Connect SoCal 2024 population projections, this population increase is within the expected population growth of 7,418 people estimated for the City of Cypress.

Therefore, the increase in housing and population associated with buildout of the proposed project would be limited to fostering expected growth in the region and project vicinity.

As such, the proposed project is consistent with planned regional housing growth and planned population growth of the City. Although the proposed project would facilitate the development of new housing in the City, the new housing would not induce substantial unplanned population growth, as the proposed project is designed to meet the City’s housing need. Therefore, the proposed project would not cause indirect substantial unplanned population growth through the extension of roads and other infrastructure. Impacts associated with unplanned population growth, directly or indirectly, would be less than significant and no mitigation would be necessary.

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7.1.2 Foster Economic Growth
The proposed project consists of the reasonably foreseeable buildout allowed under the current Specific Plan, which City of Cypress voters approved on November 5, 2024, pursuant to "Measure S" as part of the Housing Element Implementation Project. The Specific Plan allows for a maximum of 1,926 residential units, including the units allowed on the seven-acre Melia Property, and up to 879,170 square feet of non-residential development.

Economic growth could be expected from buildout of the proposed project because it would allow for residential occupation within walking distance of commercial retail establishments. Buildout under the Specific Plan would encourage walkability within the area and could therefore provide retail establishments with an expanded consumer base and potentially increase commercial activity in the project vicinity. However, this increased commercial activity would be consistent with the City’s economic development goals for the Buildout Area established in the previously approved Specific Plan. As a result, the proposed project is not considered to foster unplanned economic growth, and therefore, the proposed project would not result in any economic growth-inducing impacts.

7.1.3 Other Characteristics
Approval of the proposed project would not involve any characteristics that may encourage and facilitate other activities that could significantly affect the environment.

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8.0 FINDINGS REGARDING PROJECT ALTERNATIVES
CEQA requires that an EIR analyze a reasonable range of feasible alternatives that could substantially reduce or avoid the significant impacts of a project while also meeting the project’s basic objectives. An EIR must identify ways to substantially reduce or avoid the significant effects that a project may have on the environment (PRC Section 21002.1). Accordingly, the discussion of alternatives shall focus on alternatives to a project or its location which are capable of avoiding or substantially reducing any significant effects of the project, even if these alternatives would impede to some degree the attainment of the project objectives or would be more costly. The alternative analysis included in the Draft EIR, therefore, identified a reasonable range of project alternatives focused on avoiding or substantially reducing the project’s significant impacts.

The following alternatives were analyzed in the Draft EIR:
• No Project Alternative
• Historic Preservation Alternative
• Reduced Development Alternative (30%) Reduction
Based upon the analysis from Chapter 5, Alternatives, of the Draft EIR, the City finds, pursuant to CEQA Guidelines Section 15096(g)(2), that no feasible alternative or additional mitigation measure will substantially lessen any significant effect of the project, reduce the significant unavoidable impacts of the project to a level that is less than significant, or avoid any significant effect the project would have on the environment.

8.1 PROJECT OBJECTIVES
Section 15124(b) of the CEQA Guidelines states that the project description shall contain “a statement of the objectives sought by the proposed project.” Section 15124(b) of the CEQA Guidelines further states that “the statement of objectives should include the underlying purpose of the project.”
As indicated in Section 3.4 of the Project Description, of the Draft EIR, the underlying purpose of the proposed project is to redevelop the Buildout Area in accordance with the voter-approved Specific Plan. As indicated on pages 3-13 to 3-14 of the Project Description, of the Draft EIR, the Project’s basic and fundamental objectives are as follows:

1. 1. Provide a significant number of new residential units in the Buildout Area to help meet the unmet demand for housing in the City and the project vicinity, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan 3.0 approved by the voters of the City of Cypress.

3. Revitalize a large urban area in the City that is currently significantly underutilized.

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4. Diversify the City's existing housing stock by providing various housing product types and densities to meet a range of housing needs of Cypress and area residents.

6. Develop a project that will invigorate the local economy by providing new employment and business opportunities

7. Provide residential and commercial/retail improvement that will generate new sources of revenue for the City through increased property values and retail sales.

8.2 NO PROJECT ALTERNATIVE
Description: Under the No Project Alternative, the Buildout Area would not be developed with new residential or non-residential uses. The Buildout Area would remain as it is in its current condition, with no demolition of existing structures, grading, or new construction occurring within the Buildout Area. Specifically, the Buildout Area would remain developed with the existing structures and facilities that support horse racing, training, and community activities, including the race track, grandstand structure, three artificial lakes inside the race track, one-story clubhouse and restaurant structures, lighting structures, approximately 41 permanent one-story barns and several temporary structures and barns; and parking structures. In addition, the roadway improvements and extensions envisioned under the proposed project would not occur.

Under the No Project Alternative, it is assumed the Los Alamitos Race Course would continue to operate under its existing conditions and entitlements. No new development, redevelopment, or expansion would occur beyond what is currently allowed, and ongoing activities at the site— including horse racing events, simulcast operations, associated parking, lighting, and supporting facilities—would remain generally consistent with present-day operations. As a result, there would be no change to existing land use patterns, intensity of use, or operational characteristics at LARC, and environmental conditions would remain substantially similar to baseline conditions, aside from normal fluctuations associated with routine operations and maintenance.

Finding: The City hereby finds that specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.

The City finds that the No Project Alternative would result in no impacts associated with all environmental impact areas and would therefore be less impactful in all environmental impact areas compared to the proposed project. However, the No Project Alternative would not meet the underlying purpose of the proposed project or any of the project objectives. Most notably, the No Project Alternative would not provide residential uses that would help meet the unmet demand for housing in the City and the project vicinity, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan 3.0 approved by the voters of the City of Cypress.

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 8-3 Therefore, for the reasons stated above, the No Project Alternative is infeasible and less desirable than the proposed project and is rejected.

Supporting Evidence: Please refer to pages 5-8 through 5-16 of the Draft EIR prepared for the proposed project.

8.3 HISTORIC PRESERVATION ALTERNATIVE
Description: The Historic Preservation Alternative would develop new residential and nonresidential uses within the Buildout Area and would retain the existing character-defining features at LARC that contribute to the LARC’s eligibility for listing in the National Register and California Register. The character-defining features, including the original pre-1970 track, the 1954 quartermile chute, the infield and ponds, and a portion of the grandstand, would be converted into a performance venue for future concerts, plays, and other entertainment performances. When not being used as a performance venue, Lots 5 through 8 and portions of Lots 3 and 4 would be open to the public as a park or recreational use. All non-historic features of the race course, including the race-track extensions, barns, temporary buildings, clubhouse building, and annex would be demolished. Existing restaurants, food service, and the three existing lakes within the original race track would be retained. The Historic Preservation Alternative also includes a six-level above-ground parking structure with 1,600 parking spaces (1 space for every 3 seats) to accommodate the performance venue and account for the loss of parking at the race course.

Implementation of the Historic Preservation Alternative would require a Specific Plan amendment, which would have to be approved by voters, to allow the performance venue use within the Medium-Density Residential District and Single-Family Attached Subdistrict. In addition, the Historic Preservation Alternative would require approval of a VTTM, similar to the proposed project. The proposed lots in the VTTM would be different than the proposed project and would include a lot for the race course improvements being retained and to accommodate the event venue use and related modifications of other lots.

Under the Historic Preservation Alternative, development on Lots 2, 10, 11, 12, and 14 would be the same as the proposed project. In addition, similar to the proposed project, Lots 5 and 6 would be limited to parks and recreational uses.

As part of the Historic Preservation Alternative, Lot 7 would be limited to parks and recreational uses, as opposed to the residential uses proposed under the project. In addition, portions of Lots 3 and 4 would also include parks and recreational uses and the development area within Lot 13 would be reduced as compared to the proposed project.

Further, the Historic Preservation Alternative would only transfer ownership of an approximately 1-acre portion of Lot 8 to Grace Church and would develop the remaining 3 acres of Lot 8 with parks and recreational uses, similar to Lots 5, 6, 7, and portions of Lots 3 and 4. Similar to the proposed project, no development is proposed on Lot 9 and the ownership of Lot 5 would be transferred from Grace Church to LARC.

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F INDINGS OF F ACT AND S TATEMENT OF OVERRIDING C ONSIDERATIONS J UNE 2026
8 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -4 Overall, the Historic Preservation Alternative would result in development of 1,400 residential units and 440,000 square feet of non-residential development, in addition to the events venue. As such, implementation of the Historic Preservation Alternative would result in an approximately 22 percent reduction in residential units, or 391 fewer residential units, as compared to the proposed project and the same amount of non-residential floor area as the proposed project.

The Historic Preservation Alternative would also include the extension of Vessels Circle like the proposed project, and the extension of Siboney Street to connect to the intersection of the Vessels Circle extension. Under the Historic Preservation Alternative, Moody Street would not be extended to Katella Avenue to create a new north-south connection between Cerritos Avenue and Katella Avenue.

A new approximately 3,500-square-foot clamshell stage would be constructed within Lot 7, facing south towards the existing grandstands and away from Cerritos Avenue. In addition, permanent infield seating for approximately 500 guests and temporary seating on the track for approximately 500 guests would also be provided facing the stage. Including the 3,694 seats associated with the existing grandstand, which would be retained, the Historic Preservation Alternative would result in a total of 4,694 seats for the performance venue. The oval track, chute, and infield would be utilized as a public park when the performance venue is not in use and the track and chute would be used for walking, cycling and running paths with the infield available for passive park activities, including picnic areas, playgrounds, and/or gardens. In addition, the two existing ponds would be retained and would contain paddle boats and/or canoes available for rent.

Food and beverage services, similar to existing facilities within the grandstand, would be available during performances and may also be available during non-performance hours for visitors to the public park amenities. The existing restaurant would be retained. The lower two floors of the grandstand would be utilized for equipment storage, offices, dressing rooms, and rehearsal space. In addition to the preserved LARC facilities, a six-level parking structure containing approximately 1,600 parking spaces would be constructed west of the grandstand to provide parking for future events hosted at the performance venue, consistent with Section 2.06.050 of the City’s Municipal Code.

The City finds that the Historic Preservation Alternative would result in either no impacts or less than significant impacts in all but three of the environmental resource areas (Aesthetics, Air Quality, and Transportation) as discussed below and could be less impactful or similar to the proposed project in most of the environmental resource areas, with the exception of Aesthetics, in which impacts would be slightly greater than those under the proposed project. As with the proposed project, this alternative would likely result in significant and unavoidable impacts to Air Quality and Transportation; however, the Historic Preservation Alternative would avoid the proposed project’ significant and unavoidable impact on Cultural (Historical) Resources as the alternative would preserve the historic recourses within the Buildout Area. The Historic Preservation Alternative would not satisfy, or fully satisfy, a number of key project objectives related to the number of residential

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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» 8-5 units provided and build out of the already-approved Specific Plan, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan 3.0 approved by the voters of the City of Cypress to the same extent as the proposed project. Therefore, the Historic Preservation Alternative would not meet the underlying purpose of the proposed project to redevelop the Buildout Area in accordance with the voter-approved Specific Plan. Therefore, for the reasons stated above, the Historic Preservation Alternative is infeasible and less desirable than the proposed project and is rejected.

Supporting Evidence: Please refer to pages 5-17 through 5-50 of the Draft EIR prepared for the proposed project.

8.4 REDUCED DEVELOPMENT ALTERNATIVE (30%) REDUCTION
Description: Under the Reduced Development Alternative, the overall intensity of the proposed project, including residential and commercial development, would be reduced by 30 percent. As such, the Reduced Development Alternative would facilitate the future development of 1,253 residential units and approximately 308,000 square feet of non-residential uses. This represents a decrease of 538 residential units and approximately 132,000 square feet of nonresidential uses as compared to the proposed project. Under this alternative, the demolition and removal of all or a substantial portion of the existing improvements associated with the LARC property, including the race track and infield area, grandstand, buildings, barns and structures and three artificial lakes, would still occur, similar to the proposed project. In addition, the extension of Moody Street from Cerritos Avenue to Katella Avenue and the extension of Vessels Circle from its current western terminus to intersect with the Moody Street extension would still occur, consistent with the Specific Plan. In addition, the approximately 11 acres of land on which park and recreational uses would be developed, including the land in Lots 1, 5, and 6, and the two additional acres of public park space that may be located in one or more of the land use districts established in the Specific Plan associated with the proposed project would be included in the Reduced Development Alternative.

The City finds that the Reduced Development Alternative would result in either no impacts or less than significant impacts in all but four of the environmental resource areas (Air Quality, Biological Resources, Cultural Resources, and Transportation) and could be less impactful or similar to the proposed project in most of the environmental resource areas. As with the proposed project, this alternative would still result in significant and unavoidable impacts to Air Quality, Cultural Resources, and Transportation. Therefore, the Reduced Development Alternative would not reduce or eliminate significant and unavoidable impacts associated with the proposed project. The Reduced Development Alternative would meet the project objectives to a lesser extent than the proposed project. Most notably, the Reduced Development Alternative would not satisfy a number of key project objectives relating to the already-approved Specific Plan and the number of proposed residential units, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan 3.0 approved by the voters of the City of Cypress to the same extent as the S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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8 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -6 proposed project. Therefore, the Reduced Density Alternative would not satisfy the project objectives to the same extent as the proposed project. For the reasons stated above, the Reduced Density Alternative is infeasible and less desirable than the proposed project and is rejected.

Supporting Evidence: Please refer to pages 5-50 through 5-75 of the Draft EIR prepared for the proposed project.

8.5 FINDINGS REGARDING THE MITIGATION MONITORING AND REPORTING

PROGRAM
Section 21081.6 of the PRC requires that when making findings required by Section 21081(a) of the PRC, the Lead Agency approving a project shall adopt a reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval, in order to ensure compliance with project implementation and to mitigate or avoid significant effects on the environment. The City hereby finds that:

1. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the proposed project, and the mitigation measures are included therein. The MMRP is incorporated herein by reference and is considered part of the record of proceedings for the proposed project.

2. The MMRP designates responsibility for implementation and monitoring of proposed mitigation measures. The City’s Community Development Director will serve as the overall MMRP coordinator and will be primarily responsible for ensuring that all mitigation measures are complied with.

3. The MMRP prepared for the proposed project has been adopted concurrently with these Findings. The MMRP meets the requirements of Section 21021.6 of the Public Resources Code.

The City will use the MMRP to track compliance with mitigation measures. The MMRP will remain available for public review during the compliance period.

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9.0 OTHER FINDINGS
The City hereby finds as follows:

1. The foregoing statements are true and correct;

2. The City is the “Lead Agency” for the project evaluated in the CEQA Documents and independently reviewed and analyzed in the Draft EIR and Final EIR for the project;

3. The Notice of Preparation of the Draft EIR was circulated for public review. It requested that responsible agencies respond as to the scope and content of the environmental information germane to that agency’s specific responsibilities;

4. The public review period for the Draft EIR was for 45 days between March 16, 2026, and April 30, 2026. The Draft EIR and appendices were available for public review during that time. A Notice of Completion and copies of the Draft EIR were sent to the State Clearinghouse, and notices of availability of the Draft EIR were published by the City. The Draft EIR was available for review on the City’s website. Physical copies of the environmental documents are available at the Cypress Civic Center by appointment only;

5. The CEQA Documents were completed in compliance with CEQA;

6. The CEQA Documents reflect the City’s independent judgment;

7. The City evaluated comments on environmental issues received from persons and organizations who reviewed the Draft EIR. In accordance with CEQA, the City prepared written responses describing the disposition of significant environmental issues raised. The Final EIR provided adequate, good faith and reasoned responses to the comments. The City reviewed the comments received and responses thereto and has determined that neither the comments received nor the responses to such comments add significant new information to the Draft EIR regarding adverse environmental impacts. The City has based its actions on full appraisal of all viewpoints, including all comments received up to the date of adoption of these Findings, concerning the environmental impacts identified and analyzed in the Final EIR;

8. The City finds that the CEQA Documents, as amended, provide objective information to assist the decision-makers and the public at large in their consideration of the environmental consequences of the project. The public review period provided all interested jurisdictions, agencies, private organizations, and individuals the opportunity to submit all comments made during the public review period;

9. The CEQA Documents evaluated the following impacts: (1) aesthetics; (2) agriculture and forestry resources; (3) air quality; (4) biological resources; (5) cultural resources; (6) energy; (7) geology and soils; (8) greenhouse gas emissions; (9) hazards and hazardous materials; (10) hydrology and water quality; (11) land use and planning; (12) mineral resources; (13) noise; (14) population and housing; (15) public services; (16 recreation; (17) transportation; (18) tribal S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

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9 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -2 cultural resources; (19) utilities and service systems; and (20) wildfire. Additionally, the CEQA Documents considered, in separate sections, significant irreversible environmental changes and growth-inducing impacts of the project, as well as a reasonable range of project alternatives. All of the significant environmental impacts of the project were identified in the CEQA Documents;

10. The MMRP includes all of the mitigation measures identified in the CEQA Documents and has been designed to ensure compliance during implementation of the project. The MMRP provides the steps necessary to ensure that the mitigation measures are fully enforceable;

11. The MMRP designates responsibility and anticipated timing for the implementation of mitigation; the City’s Community Development Director will serve as the MMRP Coordinator;

12. In determining whether the project may have a significant impact on the environment, and in adopting these Findings pursuant to Section 21081 of CEQA, the City has complied with CEQA Sections 21081.5 and 21082.2;

13. The impacts of the project have been analyzed to the extent feasible at the time of certification of the CEQA Documents;

14. The City made no decisions related to approval of the project prior to the initial recommendation of certification of the CEQA Documents. The City also did not commit to a definite course of action with respect to the project prior to the initial consideration of the CEQA Documents;

15. Copies of all the documents incorporated by reference in the CEQA Documents are and have been available upon request at all times at the offices of the City of Cypress Community Development Department, the custodian of record for such documents or other materials;

16. The responses to the comments on the Draft EIR, which are contained in the Final EIR, clarify and amplify the analysis in the Draft EIR;

17. Having reviewed the information contained in the CEQA Documents and in the administrative record, the City finds that there is no new significant information regarding adverse environmental impacts of the project in the Final EIR; and

18. Having received, reviewed and considered all information in the CEQA Documents, as well as all other information in the record of proceedings on this matter, these Findings are hereby adopted by the City in its capacity as the CEQA Lead Agency.

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10.0 STATEMENT OF OVERRIDING CONSIDERATIONS
Pursuant to PRC § 21081(b), and State CEQA Guidelines §15093(a) and (b), the decision-making agency is required to balance, as applicable, the economic, legal, social, technological, or other benefits of the project against its unavoidable environmental risks when determining whether to approve a project. If the specific economic, legal, social, technological, or other benefits of the project outweigh the unavoidable adverse environmental effects, those effects may be considered “acceptable” (14 CCR § 15093 (a)). CEQA requires the agency to support, in writing, the specific reasons for considering a project acceptable when significant impacts are not avoided or substantially lessened. Those reasons must be based on substantial evidence in the Final EIR or elsewhere in the administrative record (14 CCR § 15093(b)).

Courts have upheld overriding considerations that were based on a variety of policy considerations including, but not limited to, new jobs, stronger tax base, and implementation of an agency’s economic development goals, growth management policies, redevelopment plans, the need for housing and employment, conformity to community plan, and provision of construction jobs; see Towards Responsibility in Planning v. City Council (1988) 200 Cal App. 3d 671; Dusek v.

Redevelopment Agency (1985) 173 Cal App. 3d 1029; City of Poway v City of San Diego (1984) 155 Cal App. 3d 1037; and Markley v. City Council (1982) 131 Cal App.3d 656.

In accordance with the requirements of CEQA and the State CEQA Guidelines, the City finds that the mitigation measures identified in the Final EIR and the Mitigation Monitoring and Reporting Program (MMRP), when implemented, would avoid, or substantially lessen all of the significant effects identified in the Final EIR for the Specific Plan 3.0 Buildout Project (proposed project).

However, certain significant impacts of the proposed project are unavoidable even after incorporation of all feasible mitigation measures.

These significant unavoidable impacts would be associated with air quality, cultural (historic) resources, and transportation. Specifically, implementation of the proposed project would conflict or obstruct implementation of applicable air quality plans under AQMP Indicator No. 1; result in an exceedance of criteria air pollutant emissions during project operational activities; result in a substantial adverse change in the significance of a historical resource pursuant to §15064.5 due to demolition of historical resources; and conflict or be inconsistent with State CEQA Guidelines Section 15064.3, subdivision (b) as the residential component of the project would result in a higher VMT per capita than the County's residential VMT significance thresholds under both existing and cumulative plus project conditions.

The proposed project would implement the development-specific mitigation measures identified in this analysis (Mitigation Measures AIR-1, CUL-1 through CUL-3, and TRA-1), acting to generally reduce the project’s operational-source air pollutant emissions, residential VMT, and ensure the historical resources that would be demolished would be property document. However, implementation of the proposed project would continue to result in a significant and unavoidable impact even after implementation of mitigation.

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10 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\9_Findings\Specific Plan 3.0 Buildout_Draft Findings of Fact v3.docx «06/22/26» -2 The City finds that all feasible mitigation measures identified in the Final EIR that are within the purview of the City would be implemented with the proposed project. As identified below, the City further finds that the remaining significant unavoidable effects are outweighed and are found to be acceptable due to the following specific overriding economic, legal, social, technological, or other benefits, based upon the facts set forth above, the Final EIR, and the record.

The City finds that any one of the benefits set forth below is sufficient by itself to warrant approval of the proposed project. This determination is based on the findings herein and the evidence in the record. The following economic, legal, social, or technological benefits, independent of the other benefits, override the potential significant unavoidable adverse impacts and render acceptable each of the unavoidable adverse environmental impacts. Having balanced the unavoidable adverse environmental impacts against each of the benefits, the City hereby adopts this Statement of Overriding Considerations for the following reasons:

1. All feasible mitigation measures have been imposed to lessen project impacts to less than significant levels; alternatives to the project are infeasible because while they have similar or less environmental impacts, they do not provide the economic benefits of the project, or are otherwise socially or economically infeasible when compared to the project.

2. The proposed project would provide a significant number of new residential units in the Buildout Area to help meet the unmet demand for housing in the City and the project vicinity, consistent with the City’s Housing Element and the Cypress Town Center and Commons Specific Plan 3.0 approved by the voters of the City of Cypress.

3. The proposed project would revitalize a large urban area in the City that is currently significantly underutilized.

4. The proposed project would diversify the City's existing housing stock by providing various housing product types and densities to meet a range of housing needs of Cypress and area residents.

5. The proposed project would provide a mix of residential, commercial, retail and park and recreational uses that encourages project residents to walk or bike to and from the commercial areas and attractions and parks within the Buildout Area and provides an enhanced consumer and employee base for the new commercial uses.

6. The proposed project would invigorate the local economy by providing new employment and business opportunities.

7. The proposed project would include residential and commercial/retail improvement that will generate new sources of revenue for the City through increased property values and retail sales.

8. The proposed project would extend existing City streets through all or a portion of the Buildout Area to improve overall traffic circulation in the project vicinity and provide necessary vehicular and pedestrian access for project residents, tenants, visitors and patrons.

EXHIBIT “3”

MITIGATION MONITORING AND REPORTING

PROGRAM

MITIGATION MONITORING AND REPORTING PROGRAM
When making findings, CEQA requires that a lead agency must adopt a reporting or monitoring program for the changes to the project that it has adopted or made a condition of project approval to ensure compliance during project implementation. As required by CEQA, the City adopts, concurrently with the adoption of these Findings, a Mitigation Monitoring and Reporting Program (“MMRP”) to meet the requirements of Public Resources Code Section 21081.6 by providing for the implementation and monitoring of measures intended to mitigate potentially significant effects of the Proposed Project. The MMRP, as presented in the EIR, is designed to serve this purpose for the mitigation measures identified in the EIR. The MMRP requires that the City or other governmental agencies monitor mitigation measures designed to reduce or eliminate significant impacts, as well as those mitigation measures designed to reduce environmental impacts that are less than significant. The MMRP includes all the mitigation measures identified in the EIR and has been designed to ensure compliance during implementation of the Proposed Project.

The MMRP describes the procedures for the implementation of all of the mitigation measures identified in the EIR for the Proposed Project. Mitigation measures set forth in the MMRP are specific and enforceable and are capable of being fully implemented by the City of Cypress, the various applicants, and/or other identified public agencies of responsibility. It is the intent of the MMRP to (1) verify satisfaction of the required mitigation measures of the EIR; (2) provide a methodology to document implementation of the required mitigation; (3) provide a record of the Monitoring Program; (4) identify monitoring responsibility; and (5) establish administrative procedures for the clearance of mitigation measures.

The MMRP lists mitigation measures according to the same numbering system contained in the Draft EIR sections.

The City finds that the impacts of the Proposed Project have been mitigated to the extent feasible by the mitigation measures identified in the EIR and in the MMRP. The City adopts the MMRP for the Proposed Project that accompanies the EIR. The MMRP designates responsibility and anticipated timing for the implementation of mitigation measures and conditions within the jurisdiction, of the City. The City approves and will implement all the mitigation measures identified in the EIR.

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MITIGATION MONITORING AND REPORTING PROGRAM

MITIGATION MONITORING REQUIREMENTS
California Public Resources Code (PRC) Section 21081.6, which is part of the California Environmental Quality Act (CEQA) statute, mandates that the following requirements shall apply to all reporting or mitigation monitoring programs:
• The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes that have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead agency or a responsible agency, prepare and submit a proposed reporting or monitoring program.
• The lead agency shall specify the location and custodian of the documents or other materials that constitute the record of proceedings upon which its decision is based. • The lead agency shall provide measures to mitigate or avoid potentially significant effects on the environment that are fully enforceable through permit conditions, agreements, or other measures. Conditions of project approval may be set forth in referenced documents that address required mitigation measures or, in the case of the adoption of a plan, policy, regulation, or other project, by incorporating the mitigation measures into the plan, policy, regulation, or project design.
• Prior to the close of the public review period for a draft environmental impact report, a responsible agency, or a public agency having jurisdiction over natural resources affected by the project, shall either (1) submit to the lead agency complete and detailed performance objectives for mitigation measures that would address the significant effects on the environment identified by the responsible agency or agency having jurisdiction over natural resources affected by the project, or (2) refer the lead agency to appropriate, readily available guidelines or reference documents. Any mitigation measures submitted to a lead agency by a responsible agency or an agency having jurisdiction over natural resources affected by the project shall be limited to measures that mitigate impacts to resources that are subject to the statutory authority of, and definitions applicable to, that agency. Compliance or noncompliance with that requirement by a responsible agency or agency having jurisdiction over natural resources affected by a project shall not limit the authority of the responsible agency or agency having jurisdiction over natural resources affected by a project, or the authority of the lead agency, to approve, condition, or deny projects as provided by this division or any other provision of law.

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MITIGATION MONITORING PROCEDURES
The mitigation monitoring and reporting program for the proposed Specific Plan 3.0 Buildout Project (proposed project) has been prepared in compliance with PRC Section 21081.6. It describes the requirements and procedures to be followed by the City of Cypress (City), as the Lead Agency, to ensure that all mitigation measures adopted as part of the proposed project will be carried out as described in the Final Environmental Impact Report (EIR).

Table A: Mitigation Monitoring and Reporting Program sets forth the proposed mitigation monitoring and reporting program. It lists each of the mitigation measures specified in Chapter 4.0 of the Draft EIR and identifies the party or parties responsible for implementation and monitoring of each measure.

REGULATORY COMPLIANCE MONITORING PROCEDURES
Table B: Regulatory Compliance Measures lists all regulatory compliance measures associated with the proposed project as specified in in Chapter 4.0 of the Draft EIR and describes the requirements and procedures to be followed by the City to ensure that all standard conditions will be carried out as described in the Draft EIR.

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Mitigation Measures Monitoring
Milestone Responsible Party Verification of Compliance
Initials Date Remarks

4.3: Air Quality
Mitigation Measure AIR-1: Prior to issuance of grading permits for development projects in the Buildout Area, a future project applicant in collaboration with the City of Cypress Planning Division shall identify project design details and specifications, where feasible, to document implementation and compliance with emission reduction measures. The City of Cypress Planning Division shall verify compliance through: (1) review and approval of construction drawings and building permit submittals
demonstrating incorporation of the emission-reduction measures; (2) documentation or reporting from the contractor or a future project applicant, as deemed necessary by the City of Cypress Planning Division, demonstrating adherence to approved
measures.

The measures below shall be implemented and updated as
necessary as they are considered feasible and effective in reducing criteria pollutant emissions generated by the project. These measures shall be reviewed and updated in accordance with the most recent emission-reduction and emission-minimization guidance available, including, at a minimum, the California Air Pollution Control Officers Association (CAPCOA) 2024 guidance. A future project applicant shall incorporate all feasible and updated measures into the final construction drawings, building plans, and contractor specifications for City review, including, but not limited to, the following:
 Provide building access and paths which are physically separated from street parking lot traffic and that eliminate physical barriers such as walls, berms, landscaping and slopes that impede the use of pedestrians, bicycle facilities, or public transportation vehicles.
 Provide continuous sidewalks separated from the roadway by landscaping and on street parking.
 Provide a parking lot design that includes clearly marked and shaded pedestrian pathways between transit facilities and building entrances.

Prior to issuance
of grading
permits for
development
projects in the
Buildout Area
City of Cypress /
Future Project
Applicant(s)
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Mitigation Measures Monitoring
Milestone Responsible Party Verification of Compliance
Initials Date Remarks
 Provide preferential parking spaces near the entrance of buildings for those who carpool/vanpool/rideshare and provide signage.
 Install electric vehicle charging capabilities that meet the requirements of the latest version of the California Green Building Standards Code (CALGreen Code) Tier 2 Voluntary Standards.
 Install ENERGY STAR certified heating, cooling, and lighting devices, and appliances or equivalent.
 Install only electric fireplaces.
 Install low-flow water fixtures.
 Utilize energy-efficient design features, including appropriate site orientation, use of lighter color roofing and building materials, and use of deciduous shade trees and windbreak trees to reduce fuel consumption for heating and cooling.  Use light-colored paving and roofing materials.
 Use low-volatile organic compound (VOC) paints with 10 grams per liter or less.
 Require the use of all-electric landscaping equipment.  Maximizing the planting of trees in landscaping and parking lots.

Mitigation Measure AIR-2: All construction activities in the Buildout Area shall utilize U.S. EPA Tier 4 Final diesel construction equipment for equipment rated at greater than 50 brake
horsepower (bhp) if and to the extent commercially available, or the cleanest available equipment and technology that is commercially available and feasible at the time of construction (e.g., zero-emission or equivalent low-emission equipment), to minimize diesel particulate matter (DPM) emissions.

Prior to and
during
construction
activities
City of Cypress /
Construction
Contractor

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Mitigation Measures Monitoring
Milestone Responsible Party Verification of Compliance
Initials Date Remarks
If a construction HRA is required, it shall be prepared in accordance with current OEHHA methodology and applicable SCAQMD CEQA and health risk assessment guidance. Additional feasible risk-reduction measures identified through the HRA process shall be implemented as determined necessary by the City.

4.4: Biological Resources
Mitigation Measure BIO-1: Jurisdictional Delineation. Prior to commencing construction activities that would impact any of the identified aquatic resources in Lots 2, 3, 4, 6 and 7 of Vesting Tentative Tract Map (VTTM) 19247, a jurisdictional delineation shall be conducted, as follows:
 Regional Water Quality Control Board (RWQCB) Jurisdiction (Waters of the State): Delineation shall follow the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (State Water Resources Control Board [SWRCB] 2019).
 California Department of Fish and Wildlife (CDFW) Jurisdiction (Streambed Alteration Program): The extent of CDFW
jurisdiction shall be identified consistent with California Fish and Game Code §§ 1600–1616, including the outer limits of the bed, bank, and channel and the extent of any associated riparian vegetation.
 US Army Corps of Engineers (USACE) Jurisdiction (Waters of the United States [WOTUS]): The determination that no federal WOTUS occur onsite shall be documented consistent with 33 CFR § 328.3, the USACE 1987 Wetland Delineation Manual, and the appropriate Regional Supplement (USACE 2008).

Prior to
commencement
of construction
activities that
would impact any
of the identified
aquatic resources
in Lots 2, 3, 4, 6,
and 7 of VTTM
19247
Future Project
Applicant(s) /
Qualified Delineator
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Initials Date Remarks

4.5: Cultural Resources
Mitigation Measure CUL-1: Prior to demolition activities of any character-defining features, the owner of Los Alamitos Race Course, or subsequent project proponents, shall make
photographs and memorabilia, including brochures, promotional flyers, marketing materials, special events announcements and the like (or copies of the same) available to a local library or an Orange County-based historical society:
a. For use in an exhibit(s) about horse racing, quarter horses, Frank Vessels, Sr. the Vessels family, pari-mutuel betting and/or the history of Cypress; and/or
b. To be part of a permanent archive for research purposes.

Prior to
demolition
activities of any
LARC characterdefining features
Owner of LARC or
Future Project
Applicant(s)
Mitigation Measure CUL-2: Require future development on portions of the Los Alamitos Race Course property to incorporate one or more of the following:
a. A historical marker that provides information about Frank Vessels, Sr. and Los Alamitos Race Course. The marker should be clearly visible and accessible to the public.
b. The Vessels’ name, the track logo, racing terminology, and/or the names or likenesses (e.g., statuary, wall or garden art, and photographs) of noteworthy Quarter Horses (such as Clabber, Go Man Go, or Moonist).

Prior to project
occupancy
Future Project
Applicant(s)
Mitigation Measure CUL-3: Prior to, or in conjunction with, approval of any demolition or development permits that involves the destruction of any portion of the Los Alamitos Race Course property, the Project Applicant should be required to commission documentation of the property in the form of Historic American Building Survey (HABS)-like documentation that complies with the Secretary of the Interior’s Standards for Architectural and Engineering Documentation (NPS 1990), if any of the characterdefining features as identified are still present. The documentation should generally follow the HABS Level III requirements and include digital photographic recordation of the complex, a detailed historic narrative report, and compilation of historic research.

Photographic documentation should include:

Prior to, or in
conjunction with,
approval of any
demolition or
development
permits that
involves the
destruction of
any portion of the
LARC property
Future Project
Applicant(s) /
Qualified
Architectural
Historian

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA
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 General views of the site and landscape as a whole
 Photographs of the 550-yard chute, track, and winner’s circle  Photographs of each exterior elevation of all buildings and structures in the complex
 Photographs of the interior of the Grandstand.

The documentation should be completed by a qualified
architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards for History and/or Architectural History (NPS 1983). The original archival-quality documentation shall be offered as donated material to the following entities: South Central Coastal Information Center at CSU Fullerton, Preserve Orange County, the Orange County Historical Society and other repositories to be determined such as local libraries and the American Quarter Horse Association Hall of Fame.

4.7: Geology and Soils
Mitigation Measure GEO-1: Implementation of Geotechnical Investigation Recommendations. Future development projects within the Buildout Area shall implement the recommendations of the Geotechnical Investigation prepared for the proposed project, to the satisfaction of the City of Cypress’ (City) Building Official, including, but not limited to:

Ground Improvement Techniques. Ground improvement
techniques shall be implemented in the Buildout Area beneath any structure intended for human occupancy. Ground improvements may consist of rammed aggregate piers, vibrated aggregate piers, or similar techniques. The ground improvements must be designed by a qualified ground improvement contractor through
coordination with a geotechnical engineer and/or structural engineer to ensure liquefaction in the upper soils.

Building Foundation Techniques. Subsequent to the installation of any proposed ground improvements, proposed structures, mat or mat-type foundation systems will be used. Conventional
foundations may be utilized for support of the lighter at-grade structure if the ground improvements reduce the total and Prior to the
issuance of any
grading or
building permit
City of Cypress /
Future Project
Applicant(s)
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Initials Date Remarks
differential settlement to a threshold confirmed by the geotechnical engineer, the structural engineer, and the construction contractor.

Additional site testing and final design evaluation(s) shall be conducted by a geotechnical consultant to refine and/or enhance these requirements during buildout of the project on an as-needed basis. A future project applicant(s) shall require the geotechnical consultant to assess whether the recommendations in the Geotechnical Investigation need to be modified or refined to address any changes in the project features prior to start of grading. If the geotechnical consultant identifies modifications or refinements to the recommendations, the future project
applicant(s) shall make modifications to the final project design and specifications. Examples of additional measures could include:
a moisture or vapor retarding system below foundations, additional ground stabilization techniques like cement treatment or aggregate, or removal and replacement of existing soil to eliminate any unsuitable materials or undocumented fill. Design, grading, and construction shall be performed in accordance with applicable requirements in the Municipal Code, the California Building Code, local grading regulations, and any additional measures recommended by the geotechnical consultant in the subsequent geotechnical evaluation(s).

Mitigation Measure GEO-2: Procedures for Unexpected
Paleontological Resources Discoveries. If paleontological resources are discovered during ground-disturbing activities associated with the proposed project, construction personnel shall immediately halt work within 50 feet of the discovery, and a future project applicant/developer or construction supervisor shall contact a qualified paleontologist to assess the discovery for scientific importance. A qualified paleontologist is defined as a person with an M.S. or Ph.D. in geology or paleontology and who meets the standards set forth by the Society of Vertebrate Paleontology. The paleontologist shall make recommendations regarding the collection, treatment, and disposition of the discovery. Scientifically important resources shall be prepared to During grounddisturbing
activities
Construction
Contractor /
Qualified
Paleontologist

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA
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Milestone Responsible Party Verification of Compliance
Initials Date Remarks
the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of a museum repository. If paleontological resources are discovered, regardless of their scientific importance, paleontological monitoring shall be required for subsequent ground-disturbing activities at a frequency, depth, and/or interval determined by the paleontologist. Paleontological monitoring shall be conducted by a qualified paleontological monitor as set forth in the Society of Vertebrate Paleontology standards. At the conclusion of monitoring, a final monitoring report shall be prepared by the paleontologist to document the results of monitoring and project compliance with all regulations and project requirements. If scientifically important paleontological resources are recovered, this report shall also document those paleontological resources with a catalog, descriptions, and photographs as determined appropriate by the paleontologist. The final monitoring report shall be submitted to the City of Cypress Director of Community Development Department or designee for review and approval. A copy of this final report shall also accompany the fossil material to the museum repository.

Mitigation Measure GEO-3: Worker Sensitivity Training: Prior to issuance of grading permits, applicants for projects that would include ground-disturbing activities below 10 feet in undisturbed native sediments ranked as having a moderate or high
paleontological sensitivity shall be required to retain a qualified paleontologist meeting the requirements set forth by the Society of Vertebrate Paleontology. Prior to and during initial grounddisturbing activities, the qualified paleontologist (or their designee) shall provide worker environmental awareness training to construction personnel. Training shall include recognition of potential fossil materials, appropriate worker response protocols, and contact information for the paleontologist.

Prior to issuance
of grading
permits
Future Project
Applicant(s) /
Qualified
Paleontologist
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Milestone Responsible Party Verification of Compliance
Initials Date Remarks

4.8: Greenhouse Gas Emissions
Mitigation Measure GHG-1: Prior to issuance of building permits, project applicants for future development within the Buildout Area shall demonstrate to the satisfaction of the City of Cypress (City) Planning Division that the proposed buildings incorporate feasible greenhouse gas (GHG) reduction strategies consistent with current State and local decarbonization goals. Compliance shall be demonstrated through building plans, energy modeling, California Green Building Standards Code (CALGreen Code) checklists, or similar documentation submitted during the plan check process, as deemed necessary by the City.

Future project applicants shall comply with either the All-Electric Design Path or the Efficient Mixed-Fuel Design Path, as described below:

Alternative Compliance Path: Efficient Mixed-Fuel Design - If a project proposes to install natural gas infrastructure or natural gas appliances, future project applicants shall implement a combination of GHG reduction measures sufficient to minimize GHG emissions from natural gas usage to the maximum extent feasible. Measures may include, but are not limited to, the following:
 Exceed Title 24, Part 6 (Building Energy Efficiency Standards) performance requirements by 10–20 percent, where feasible, as demonstrated through energy modeling or prescriptive compliance documentation.
 Install on-site solar photovoltaic (PV) systems to the maximum feasible extent, including on rooftops and parking canopy structures, where structurally and technically feasible.

Prior to issuance
of building
permits
City of Cypress /
Future Project
Applicant(s)

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA
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Mitigation Measures Monitoring
Milestone Responsible Party Verification of Compliance
Initials Date Remarks
 Provide electric-ready infrastructure, including service panel capacity, conduit, wiring, and dedicated circuits, to allow future conversion to all-electric appliances and systems.
 Design buildings to achieve, at minimum, Leadership in Energy and Environmental Design (LEED) Silver certification or an equivalent third-party green building rating.
 Install programmable thermostats, advanced metering
infrastructure, and smart home energy management systems.  Provide heating, ventilation, and air conditioning (HVAC) commissioning consistent with CALGreen Sections 5.410.2–

5.410.4, including a commissioning plan, functional
performance testing, and a commissioning report.
 Install cool roof materials meeting an aged solar reflectance of ≥

0.30, or the most current CALGreen Code requirement,
whichever is more stringent.
 Provide infrastructure to accommodate up to 50 percent recycled water use for landscape irrigation, where recycled water supply is available.
 Use water-efficient irrigation systems, minimize turf, and incorporate native, low-water, or drought-tolerant plant species.
 Install rainwater harvesting systems, where feasible.  Prohibit or restrict the use of potable water for cleaning nonvegetated outdoor surfaces and prohibit systems that apply water to hardscape surfaces.
 Implement and maintain robust solid waste diversion programs, including recycling and organic waste collection consistent with Senate Bill (SB) 1383 requirements.

S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Milestone Responsible Party Verification of Compliance
Initials Date Remarks

4.9: Hazards and Hazardous Materials
Mitigation Measure HAZ-1: Prior to the issuance of a building permit, a future project applicant/developer shall demonstrate the recommendations provided in the Phase I Environmental Site Assessment (Phase I ESA) prepared for the Buildout Area have been, or will be, implemented. Recommendations provided in the Phase I ESA include the following:
 Preparation and implementation of an Operations and
Maintenance (O&M) Program in order to safely manage the suspect asbestos-containing materials (ACMs) and/or leadbased paint (LBP) associated with the existing structures located within the Buildout Area; and
 Providing a copy of this Draft Environmental Impact Report (EIR) and the Notice of Completion (NOC) to the Orange County Health Care Agency (OCHCA) in order to notify them of the proposed change in land use facilitated under the proposed project.

Prior to issuance
of a building
permit
Future Project
Applicant(s)

4.17: Transportation
Mitigation Measure TRA-1: Transportation Demand Management Strategies. The Development Agreement between the City and the Project Applicant regarding the proposed project shall include a provision requiring that any future project applicants for subsequent residential development projects within the Buildout Area demonstrate the project's consistency with the measures set forth in Items 1 and 2 below that are applicable to such project prior to its approval to the satisfaction of the City of Cypress Planning Director.

1. Construct or Improve Bike Facility (California Air Pollution Control Officers Association [CAPCOA] Handbook Strategy T19-A): This transportation demand management strategy requires the project to include a new bicycle facility or facilities or improve an existing facility that would connect the project to the existing regional bicycle network. The
construction/improvement of bicycle facilities would provide residents with the opportunity to bike to their destination During
preparation of
the Development
Agreement
City of Cypress /
Future Project
Applicant(s)

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA
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Mitigation Measures Monitoring
Milestone Responsible Party Verification of Compliance
Initials Date Remarks
rather than drive, reducing the number of vehicle trips and overall project-generated vehicle miles traveled (VMT).

2. Provide Pedestrian Network Improvement (CAPCOA
Handbook Strategy T-18): This transportation demand
management strategy requires the construction of off-site sidewalks to improve sidewalk coverage and pedestrian
access to the surrounding area.

4.18: Tribal Cultural Resources
Mitigation Measure TCR-1: Tribal Cultural Resources Training and ALERT Sheet Posting. Prior to the start of any ground-disturbing activities, a qualified archaeologist meeting the Secretary of the Interior standards, in consultation with a representative from a traditionally and culturally affiliated Native American Tribe, under the direction of the City of Cypress Planning Division, shall prepare a Cultural Resources Sensitivity Summary. This summary shall include a brief description of the types of archaeological and tribal cultural resources that may be encountered, visual examples (if available), reporting procedures in the event of a discovery, and appropriate contact information.

The summary shall be printed and posted in a visible location at the construction site for the duration of all ground-disturbing activities.

Prior to the start
of any grounddisturbing
activities
Future Project
Applicant(s) /
Qualified
Archaeologist
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Initials Date Remarks
Mitigation Measure TCR-2: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities. Prior to the issuance of any grading permits for projects within the Buildout Area that would require “ground-disturbing activity,” where such disturbance activity would occur in undisturbed native sediment, a future project applicant/City shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching on both on-site and any off-site locations that are included in the Project Description/ definition and/or required in connection with the projects, such as public improvement work.

A copy of the executed monitoring agreement shall be submitted to the Director of the City of Cypress Community Development Department, or their designee, prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

The tribal monitor shall also provide appropriate insurance certificates.

The monitor shall complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of grounddisturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs shall identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, “TCRs”), as well as any discovered Native American (ancestral) human remains and burial goods.

Copies of monitor logs shall be provided to the future project applicant/City upon written request to the Tribe.

On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Tribe from a designated Prior to the
issuance of any
grading permits
Future Project
Applicant(s) / Native
American Monitor

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA
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Milestone Responsible Party Verification of Compliance
Initials Date Remarks
point of contact for the future project applicant/City that all ground-disturbing activities and phases that may involve grounddisturbing activities in native (previously undisturbed) soil has occurred (i.e., no tribal monitoring shall be required for landscaping activities occurring after completion of project grading and trenching, as this soil will have been previously monitored) or in connection with the project are complete; or (2) a
determination and written notification by the Tribe to the future project applicant/City that no future, planned construction activity and/or development/construction phase associated with the project possesses the potential to impact TCRs.

Mitigation Measure TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary Objects. Native American human remains are defined in Public Resources Code (PRC) Section 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in PRC Section 5097.98, are also to be treated according to this statute.

If Native American human remains and/or grave goods are discovered or recognized during ground-disturbing activities associated with projects within the Buildout Area, then all construction activities shall immediately cease within 50 feet of the find. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the Coroner During grounddisturbing
activities
Construction
Contractor / County
Coroner / Most
Likely Descendant
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Milestone Responsible Party Verification of Compliance
Initials Date Remarks
has determined the nature of the remains. If the Coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission (NAHC), and PRC Section 5097.98 shall be followed.

Human remains and grave/burial goods shall be treated alike per PRC Section 5097.98(d)(1) and (2).

If Native American human remains are discovered or recognized on any construction sites within the Buildout Area during grounddisturbing activities and the NAHC subsequently identifies the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe) to be the Most Likely Descendant (MLD), construction activities may resume in other parts of the construction site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Tribe’s monitor and/or
archaeologist deems necessary). (State CEQA Guidelines Section 15064.5(f).)
Preservation in place (i.e., avoidance) is the Tribe’s preferred manner of treatment for discovered human remains and/or burial goods.

Any discovery of human remains/burial goods shall be kept confidential to the extent feasible to prevent further disturbance.

Mitigation Measure TCR-4: Procedures for Burials and Funerary Remains. If Native American human remains are discovered or recognized on any construction sites within the Buildout Area during ground-disturbing activities and the Native American Heritage Commission subsequently identifies the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe) to be the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy, as described below, shall be implemented. To the Tribe, the term “human During grounddisturbing
activities
Construction
Contractor / Most
Likely Descendant

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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C YPRESS , C ALIFORNIA
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Mitigation Measures Monitoring
Milestone Responsible Party Verification of Compliance
Initials Date Remarks
remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

Each occurrence of human remains and associated funerary S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Milestone Responsible Party Verification of Compliance
Initials Date Remarks
objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within 6 months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA
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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks

4.3: Air Quality
Regulatory Compliance Measure AIR-1: During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall be controlled by regular watering or other dust preventative measures by using the following procedures, in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403 during construction. The applicable Rule 403 measures are as follows:
 Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more).
 Water active sites at least twice daily (locations where grading is to occur shall be thoroughly watered prior to earthmoving).  Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6 meter) of freeboard (vertical space between the top of the load and the top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114.
 Pave construction access roads at least 100 feet (30 meters) onto the site from the main road.
 Reduce traffic speeds on all unpaved roads to 15 miles per hour or less.

During clearing,
grading, earth
moving, or
excavation
operations
Construction
Contractor
Regulatory Compliance Measure AIR-2: All trucks that are to haul excavated or graded material shall comply with State Vehicle Code Section 23114, with special attention to Sections 23114(b)(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads.

During
construction
activities
Construction
Contractor
Regulatory Compliance Measure AIR-3: Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction bid packages specify:
 Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent;  Coatings and solvents that will be utilized have a volatile organic Prior to approval
of future project
plans and
specifications
City of Cypress / Future
Project Applicant(s)
S PECIFIC P LAN 3.0 BUILDOUT P ROJECT

C YPRESS , C ALIFORNIA

MITIGATION MONITORING AND REPORTING P ROGRAM
J UNE 2026
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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
compound content lower than required under SCAQMD Rule 1113; and
 To the extent feasible, construction/building materials shall be composed of pre-painted materials.

Regulatory Compliance Measure AIR-4: Future projects shall comply with SCAQMD Rule 402. Rule 402 prohibits the discharge of air contaminants or other material from any type of operations, which can cause nuisance or annoyance to any considerable number of people or to the public or which endangers the comfort or repose of any such persons, or the public.

During operation
of future
projects
Future Project
Operators

4.4: Biological Resources
Regulatory Compliance Measure BIO-1: Preconstruction Bat Surveys.

If construction activities for a specific development project within the Buildout Area, including structure demolition and tree removal, will occur during the bat maternity season (April 1 to August 31), then the City, or designee, shall confirm that the applicable developer has retained a qualified biologist who shall conduct a nighttime bat survey of potential maternity roost habitat no more than 30 days prior to the removal of potential habitat. These surveys shall be initiated no later than 30 minutes before sunset and continue for no less than 1 hour after sunset. If maternity roosts are found and the project would result in impacts to roosting bats, the biologist shall coordinate with CDFW to establish appropriate avoidance buffers around all maternity roost sites, and no construction work shall occur within the buffers until the completion of the maternity season. If deemed necessary through coordination with CDFW, additional measures could include two-step removal of any trees containing maternity roosts (outside of the maternity season), preparation of a Bat Habitat Mitigation and Monitoring Plan (BHMMP), and humane bat eviction/exclusion. 30 days prior to
the initiation of
construction
activities if
construction will
occur during the
bat maternity
season (April 1
to August 31)
Future Project
Applicant(s) / Qualified
Biologist
Regulatory Compliance Measure BIO-2: Preconstruction Nesting Bird Surveys and Active Nest Avoidance Buffers. If potential bird nesting habitat is to be removed from a portion of the Buildout Area in connection with a specific development project during the avian nesting season (January 1 through August 31), including structures, trees, shrubs and suitable ground-nesting areas, a qualified biologist Within 3 days
prior to the
potential
removal of
suitable nesting
habitat, if
Future Project
Applicant(s) / Qualified
Biologist

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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
shall conduct a nesting bird survey in such portion of the Buildout Area within 3 days prior to the commencement of structure demolition, vegetation removal, or other construction activities that could remove suitable nesting habitat.

If no nesting birds are identified, no additional survey is required. If at any time an active nest is identified, the biologist shall establish suitable buffers around the nests that consider the ecology of the species present and the location of construction activities to ensure that disruption of nesting does not occur. The buffer areas shall be avoided until the nests are no longer occupied and the juvenile birds can survive independently from the nests.
construction will
occur during the
avian nesting
season (January
1 through August
31)

4.5: Cultural Resources
Regulatory Compliance Measure CUL-1: Unknown Archaeological Resources. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the Orange County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Public Resources Code (PRC). A future project applicant and its construction contractor shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the project site. Any found deposits shall be treated in accordance with federal, State and local guidelines, including those set forth in PRC Section 21083.2. Prior to commencement of grading activities, the Director of the City of Cypress (City) Community Development Department, or designee, shall verify that all project grading and construction plans include specific requirements regarding California PRC (Section 21083.2[g]) and the treatment of archaeological resources as specified above.

During
excavation,
grading, or
construction
activities
Construction
Contractor / Qualified
Archaeologist from the
Orange County List of
Qualified
Archaeologists
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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
Regulatory Compliance Measure CUL-2: Human Remains. In the event that human remains are encountered on the project site, work within 50 feet of the discovery shall be redirected and the County Coroner notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). With the permission of the property owner, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. The MLD may recommend scientific removal and non-destructive analysis of human remains and items associated with Native American burials. Consistent with CCR Section 15064.5(d), if the remains are determined to be Native American and an MLD is notified, the City of Cypress shall consult with the MLD as identified by the NAHC to develop an agreement for treatment and disposition of the remains. Prior to the issuance of grading permits, the Director of the City of Cypress Community Development Department, or designee, shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98, as stated above.

During
construction
activities
Construction
Contractor / County
Coroner / Most Likely
Descendant

4.6: Energy
The proposed project would not require any regulatory compliance measures related to energy.

4.7: Geology and Soils
The proposed project would not require any regulatory compliance measures related to geology and soils.

4.8: Greenhouse Gas Emissions
The proposed project would not require any regulatory compliance measures related to greenhouse gas emissions.

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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks

4.9: Hazards and Hazardous Materials
Regulatory Compliance Measure HAZ-1: Federal Aviation Regulation Title 14 Part 77. A future project applicant/developer shall notify the Federal Aviation Administration (FAA) of any proposed structure(s) that would penetrate the 100 to 1 imaginary surface that surrounds the runway at Joint Forces Training Base Los Alamitos at least 45 days prior to beginning construction.

At least 45 days
prior to
beginning
construction of a
structure that
would penetrate
the 100 to 1
imaginary
surface that
surrounds the
runway at Joint
Forces Training
Base Los
Alamitos
Future Project
Applicant(s) /
Developer

4.10: Hydrology and Water Quality
Regulatory Compliance Measure HYD-1: Construction General Permit. If construction of future projects associated with the proposed project would disturb greater than 1 acre of soil, prior to commencement of construction activities within the proposed Buildout Area, the Construction Contractor shall obtain coverage under the National Pollutant Discharge Elimination System (NPDES) General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities, Order WQ 2022-0057- DWQ, NPDES No. CAS000002 (Construction General Permit), or any other subsequent permit. This shall include submission of Permit Registration Documents, including permit application fees, a Notice of Intent (NOI), a risk assessment, a site plan, a Stormwater Pollution Prevent Plan (SWPPP), a signed certification statement, and any other compliance‐related documents required by the permit, to the State Water Resources Control Board via the Stormwater Multiple Application and Report Tracking System (SMARTS). Construction activities shall not commence until a Waste Discharge Identification Number is obtained for the project from the SMARTS and provided to the Director of Public Works for the City of Cypress, or designee, to Prior to
commencement
of construction
activities
Construction
Contractor
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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
demonstrate that coverage under the Construction General Permit has been obtained. Project construction shall comply with all applicable requirements specified in the Construction General Permit, including but not limited to, preparation of a SWPPP and implementation of construction site best management practices (BMPs) to address all construction‐related activities, equipment, and materials that have the potential to impact water quality for the appropriate risk level identified for the project. The SWPPP shall identify the sources of pollutants that may affect the quality of storm water and shall include BMPs (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs) to control the pollutants in storm water runoff. Upon completion of construction activities and stabilization of the Buildout Area, a Notice of Termination (NOT) shall be submitted via SMARTS.

If construction of future projects associated with the proposed project would disturb less than 1 acre of soil, prior to commencement of construction activities within the Buildout Area, the Construction Contractor shall provide evidence that project construction would comply with Section 4.106 of the 2019 California Green Building Standards Code (CALGreen Code). Section 4.106 of the CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs).

Regulatory Compliance Measure HYD-2: Construction Dewatering Permit. If groundwater dewatering is required during excavation activities, the Applicant/City shall obtain coverage under the General Waste Discharge Requirements for Discharges to Surface Waters that Pose an Insignificant (De Minimis) Threat to Water Quality, Order No.

R8-2020-0006, NPDES No. CAG998001 (Construction Dewatering Permit). This shall include submission of a Notice of Intent (NOI) for coverage under the permit to the Santa Ana Regional Water Quality Control Board (RWQCB) at least 45 days prior to the start of dewatering. Groundwater dewatering activities shall comply with all applicable provisions in the permit, including water sampling, analysis, During
excavation
activities
Construction
Contractor

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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a Notice of Termination shall be submitted to the Santa Ana RWQCB.

Regulatory Compliance Measure HYD-3: Orange County MS4
Permit/City Municipal Code. Prior to issuance of a grading permit for future projects associated with the proposed project, the future project Applicant shall prepare and submit a final project-specific water quality management plan (WQMP) to specify BMPs that would be implemented to capture, treat, and reduce pollutants of concern in stormwater runoff in compliance with the Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff Orange County, Order R8-2009-0030, NPDES No. CAS618030, as amended by Order No. R8-2010-0062 (Orange County MS4 Permit), Orange County Drainage Area Management Plan (DAMP), and the City of Cypress Local Implementation Plan (LIP). The WQMP shall also incorporate the results of the Final Hydrology and Hydraulic Analyses to demonstrate that the bioretention facilities meet the hydromodification requirements of the Orange County MS4 Permit and Chapter 13-23 of the Cypress Municipal Code. The City Engineer/Public Works Director, or designee, shall ensure that the BMPs specified in the WQMP are incorporated into the final project design of future projects associated with the proposed project.

Prior to issuance
of a grading
permit for future
projects
Future Project
Applicant(s)

4.11: Land Use and Planning
The proposed project would not require any regulatory compliance measures related to land use and planning.

4.12: Mineral Resources
The proposed project would not require any regulatory compliance measures related to mineral resources.

4.13: Noise
Regulatory Compliance Measure NOI-1: The construction contractor shall limit all construction-related activities to between the hours 7:00 a.m. and 8:00 p.m. on weekdays and between the hours of 9:00 a.m. and 8:00 p.m. on Saturdays. No construction shall be permitted outside of these hours or on Sundays or a federal holiday with the exception of certain construction activities that are time sensitive and During
construction
activities
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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
require a 24-hour rotation. In those situations, a temporary use permit can be obtained from the City of Cypress’ Community Development Director.

Regulatory Compliance Measure NOI-2: Mechanical equipment, including air conditioning units in residential and non-residential zoning districts, shall be enclosed within a structure or completely screened from view from surrounding properties by the use of a fence or wall consistent with Section 3.11.100(b) of the City of Cypress Municipal Code. Additionally, prior to the issuance of building permits, a future applicant/developer shall demonstrate, to the satisfaction of the City Director of Community Development, or designee, that onsite stationary noise sources, such as air conditioners, shall not exceed City noise standards as stated within the City’s Municipal Code Sections 13-68 and 13-69.

Prior to the
issuance of any
building permit
City of Cypress / Future
Project Applicant(s)

4.14: Population and Housing
The proposed project would not require any regulatory compliance measures related to population and housing.

4.15: Public Services
Regulatory Compliance Measure PS-1: Any future projects implemented within the Buildout Area in accordance with the City of Cypress (City) Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan) would be required to coordinate with the Orange County Fire Authority (OCFA) to determine the appropriate development impact fees required to offset potential impact to OCFA staffing and service ability. Prior to the approval of such projects, the designated site developer shall enter into a Secured Fire Protection Agreement with OCFA that details the agreed-upon development impact fees required for the project.

Prior to the
approval of any
future project
Future Project
Applicant(s)
Regulatory Compliance Measure PS-2: Payment of School Fees. Prior to issuance of any building permits within the Buildout Area in accordance with the Specific Plan, the applicant/developer of future development projects facilitated by the proposed project shall provide proof to the Director of the City of Cypress Community Development Department, or designee, that payment of school fees to the appropriate school districts have been made in compliance with Section 65995 of the California Government Code.

Prior to issuance
of any building
permits
Future Project
Applicant(s) /
Developer

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Regulatory Compliance Measures Monitoring
Milestone
Responsible Party
Responsible for
Monitoring
Verification of Compliance
Initials Date Remarks
Regulatory Compliance Measure PS-3: Dedication of Parkland and/or Payment of Park Fees. Prior to issuance of any building permits within the Buildout Area in accordance with the Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan), a future
applicant/developer shall provide proof of compliance with the applicable provisions of Chapter 25 (Subdivisions), Article VI, Park and Recreational Facilities, of the City of Cypress Municipal Code.

Prior to issuance
of any building
permits
Future Project
Applicant(s)

4.17: Transportation
The proposed project would not require any regulatory compliance measures related to transportation.

4.18: Tribal Cultural Resources
The proposed project would not require regulatory compliance measures unique to tribal cultural resources. Please see RCMs CUL-1 and CUL-2 for relevant measures in Section 4.5 above.

4.19: Utilities and Service Systems
Regulatory Compliance Measure UTIL-1: Construction and
Demolition Ordinance. The construction contractor shall comply with the provisions of City of Cypress Ordinance No. 1166 and the 2022 California Green Building Standards Code, which would reduce construction and demolition waste. Ordinance No. 1166 is codified in Article VIII, Materials Questionnaire for Certain Construction and Demolition Projects within the City of Cypress in the Cypress Municipal Code.

During
construction
activities
Construction
Contractor

4.20: Wildfire
The proposed project would not require any regulatory compliance measures related to wildfire.

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June 2026
FINAL

ENVIRONMENTAL IMPACT REPORT
SPECIFIC PLAN 3.0 BUILDOUT PROJECT

CYPRESS, CALIFORNIA
SCH NO. 2025040377
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TABLE OF CONTENTS

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

1.1 Index of Comments Received............................................................................................ 1-2

1.2 Format of Responses to Comments.................................................................................. 1-3

2.0 RESPONSES TO COMMENTS ............................................................................. 2-1

2.1 Master Responses............................................................................................................. 2-3

2.1.1 Specific Plan Consistency ....................................................................................................2-3

2.1.2 Reduced Development Alternative (30% Reduction)..........................................................2-5

2.1.3 Vessels Circle Through Connection .....................................................................................2-7

2.2 State Agencies................................................................................................................. 2-11

2.2.1 California Department of Toxic Substances Control (DTSC)..............................................2-17

2.2.2 California Department of Transportation (Caltrans), District 12.......................................2-29

2.3 Regional Agencies ........................................................................................................... 2-41

2.3.1 South Coast Air Quality Management District (SCAQMD) ................................................2-47

2.4 Local Agencies................................................................................................................. 2-53

2.4.1 Orange County Sanitation District (OC San)......................................................................2-57

2.4.2 Orange County Public Works (OCPW)...............................................................................2-63

2.4.3 City of Los Alamitos...........................................................................................................2-83

2.4.4 City of Garden Grove.........................................................................................................2-95

2.5 Individuals....................................................................................................................... 2-99

2.5.1 Ernesto Muñoz................................................................................................................2-105

2.5.2 George Pardon ................................................................................................................2-113

2.5.3 Unidentified Commenter ([email protected]).......................................................2-141

2.5.4 Ernest and Cheryl Hanaoka .............................................................................................2-165

3.0 ERRATA............................................................................................................ 3-1 TABLES
Table A: Comments Received During the Public Comment Period.....................................................1-3 Table B: Residential VMT Impacts Comparison................................................................................... 2-6 Table C: Non-Residential VMT Impacts Comparison...........................................................................2-7 Table 2.A: Notice of Preparation Agency Comments Received ..........................................................3-1 S PECIFIC PLAN 3.0 B UILDOUT P ROJECT

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1.0 INTRODUCTION
This document comprises the Final Environmental Impact Report (EIR) for the proposed Specific Plan

3.0 Buildout Project (proposed project). It is composed of comments received during the public review period, responses to those comments, and an Errata section that clarifies, amplifies, or makes minor modifications to the Draft EIR text. The Draft EIR and technical appendices are provided separately.

In compliance with Section 15201 of the State CEQA Guidelines, the City of Cypress (City) has provided opportunities for public participation in the environmental process. The City distributed a Notice of Preparation (NOP) on April 4, 2025, to the State Clearinghouse, responsible agencies, and interested parties for a 30-day public review period. The City also made the NOP available on the City’s website to inform agencies and the public about the proposed project and to solicit input on the scope of the Draft EIR. The NOP described the proposed project and identified potential environmental impacts associated with proposed project implementation. In addition, the City held a virtual Public Scoping Meeting on April 16, 2025, to present the proposed project and to solicit input from interested parties regarding environmental issues that the Draft EIR should address.

Appendix A of the Draft EIR contains a copy of the NOP and comments received. Section 1.3 of the Draft EIR identifies areas of concern raised in response to the NOP or at the scoping meeting.

The California Environmental Quality Act (CEQA) requires a Draft EIR to have a review period lasting at least 45 days for projects that have been submitted to the State Clearinghouse for review (Section 150105(a) of the State CEQA Guidelines). As required by Section 15087 of the State CEQA Guidelines, the City provided a public Notice of Availability (NOA) of the Draft EIR for the proposed project at the same time it filed a Notice of Completion (NOC) with the State Clearinghouse. The Draft EIR was circulated for public review for a period of 45 days, from March 16, 2026, to April 30, 2026.

The City used several media to solicit comments on the Draft EIR. The City posted physical notices to various locations within the vicinity of the Buildout Area. Additionally, the NOA was mailed to the last known name and address of agencies, organizations, and individuals who previously requested such notice in writing. The City also submitted the Draft EIR to the State Clearinghouse for distribution to, and review by, State agencies. The City also made a copy of the Draft EIR available at the Cypress Civic Center by appointment. In addition, the City posted the Draft EIR and all technical appendices on the City’s website.

Eleven comment letters from State, regional, and local agencies, as well as individuals, were received during the public review period. The comments in the comment letter are included and responded to in this Final EIR. Comments that address environmental issues are responded to thoroughly. Comments that (1) do not address the adequacy or completeness of the Draft EIR; (2) do not raise environmental issues; or (3) request the incorporation of additional information not relevant to environmental issues, do not require a response, pursuant to Section 15088(a) of the State CEQA Guidelines.

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a) The lead agency shall evaluate comments on environmental issues received from persons who reviewed the draft EIR and shall prepare a written response.

The lead agency shall respond to comments received during the noticed comment period and any extensions and may respond to late comments. b) The written response shall describe the disposition of significant environmental issues raised (e.g., revisions to the proposed project to mitigate anticipated impacts or objections). In particular, major environmental issues raised when the lead agency’s position is at variance with recommendations and objections raised in the comments must be addressed in detail, giving the reasons that specific comments and suggestions were not accepted. There must be good faith, reasoned analysis in response. Conclusory statements unsupported by factual information will not suffice.
c) The response to comments may take the form of a revision to the draft EIR or may be a separate section in the final EIR. Where the response to comments makes important changes in the information contained in the text of the draft EIR, the lead agency should either:

1. Revise the text in the body of the EIR; or

2. Include marginal notes showing that the information is revised in the responses to comments.

Information provided in this Final EIR clarifies, amplifies, or makes minor modifications to the Draft EIR. No significant changes have been made to the information contained in the Draft EIR as a result of the comments received on the Draft EIR, and no significant new information has been added that would require recirculation of the document pursuant to Section 15088.5 of the State CEQA Guidelines. This Final EIR also includes an Errata section that clarifies and makes minor modifications to the Draft EIR as a result of comments received during the public review period.

1.1 INDEX OF COMMENTS RECEIVED
The following is an index list of the agencies and individuals that commented on the Draft EIR. The comments received have been organized in a manner that facilitates finding a particular comment or set of comments. The comment letters received are coded with the number as shown in Table A:

Comments Received During the Public Comment Period, below.

Cypress City CouncilJuly 14, 2026

Cypress City Council
July 14, 2026