7/30/2026
Work Order Signature Document
3.00 Detailed Scope of Work
To: Alex Cho From: Kevin Chin
Angeles Contractor Inc.
783 Phillips Drive
City of Industry, CA 91748
(714) 443-3655
City of Cypress
5275 Orange Avenue
Cypress, CA 90630
714.229.6759
Work Order Number:
Date Printed: July 30, 2026
155098.00
Work Order Title: Cypress - Kitchen Floor and Grease Interceptor Brief Scope: Resurfacing kitchen floor and replacement of grease interceptor Preliminary Revised X Final
The following items detail the scope of work as discussed at the site. All requirements necessary to accomplish the items set forth below shall be considered part of this scope of work.
KITCHEN
• Remove and dispose of existing epoxy flor finish
• Prepare floor surface for application of epoxy system • Apply Polycrete SL and broadcast flake
• Apply epoxy base coat with broadcast flake
• Apply epoxy grout coat
• Apply Polyaspartic top coat
• Install 6" epoxy cover along the perimeter
• Remove and replace furniture and kitchen equipment by City
EXTERIOR
• Dewatering activity for the grease interceptor
• Remove existing grease interceptor completely and dispose • Open trench based on manufacturer's recommendation
• Provide and install new 1,000gallon grease interceptor • Including compaction of the trench and shoring
• Compaction testing by City
• Backfill the trench
Note
• Contractor will pull the building permit and permit fee will be reimbursed, unless the City will handle it internally
• Includes a crane rental for removal and installation of new grease interceptor • Includes a temporary fencing
• The kitchen will be completey closed during construction • Work will be performed during Christmas/New Years break (12/21/2026 ~ 1/10/2027) with normal working hours
• Contractor to coordinate with Valley Vista for any dumpster rental.
7/30/2026
Scope of Work
Detailed Scope of Work Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Subject to the terms and conditions of ezIQC Contract CA-R8-GB-101723-ACI.
Angeles Contractor Inc. Date
City of Cypress Date
7/30/2026
Scope of Work
4.00 Contractor's Price Proposal - Summary
Owner PO #:
Cypress - Kitchen Floor and Grease Interceptor
155098.00
IQC Master Contract #: CA-R8-GB-101723-ACI
Work Order #:
Title:
Re:
Date: July 30, 2026
Proposal Value:
Contractor: Angeles Contractor Inc.
$136,118.85
Backfill $2,149.05
Bond Fee $2,930.15
Compact $2,446.32
Concrete $252.19
Demo $38,748.04
De-watering $2,614.58
Dumpster $703.78
Epoxy $41,385.51
Excavation $6,127.86
Grease Interceptor $14,780.42
Leveler $581.41
Mini-Excavator $3,550.50
Mobilization $8,824.87
Sample Box $1,458.97
Shoring $6,736.21
Temp Fence $2,828.99
Proposal Total
Thisl total represents the correct total for the proposal. Any discrepancy between line totals, sub-totals and the proposal total is due to rounding.
$136,118.85
The Percentage of NPP on this Proposal: %
7/30/2026
Contractor's Price Proposal - Summary
5.00 Contractor's Price Proposal - Detail
Cypress - Kitchen Floor and Grease Interceptor
155098.00
IQC Master Contract #: CA-R8-GB-101723-ACI
Work Order #:
Owner PO #:
Title:
Re:
Date: July 30, 2026
Proposal Value:
Contractor: Angeles Contractor Inc.
$136,118.85
Labor Equip. Material (Excludes)
Sect. Item Mod. UOM Description Line Total
Backfill
31 23 16 36 0018 Backfilling Around Building Foundations And Other Structures By Hydraulic Excavator, Backhoe, Loader
1 CY $150.75
Installation x x = 150.75
Quantity Unit Price Factor Total
19.50 6.06 1.2757
Backfill at excavation for new grease interceptor
2 31 23 16 36 0018 0019 MOD For >20 To 50, Add $139.31
Installation x x = 139.31
Quantity Unit Price Factor Total
24.00 4.55 1.2757
3 31 23 16 36 0019 CY Backfilling Around Building Foundations And Other Structures By Hand $1,858.99 Installation x x = 1,858.99
Quantity Unit Price Factor Total
19.50 74.73 1.2757
Backfill at excavation for new grease interceptor
Subtotal for Backfill $2,149.05
Bond Fee
01 22 16 00 0002 Reimbursable FeesReimbursable Fees will be paid to the contractor for eligible costs as directed by Owner. Insert the appropriate quantity to adjust the base cost to the actual Reimbursable Fee. If there are multiple Reimbursable Fees, list each one separately and add a comment in the "note" block to identify the Reimbursable Fee (e.g. sidewalk closure, road cut, various permits, extended warranty, expedited shipping costs, etc.). A copy of each receipt, invoice, or proof of payment shall be submitted with the Price Proposal. 4 EA $2,930.15
Installation x x = 2,930.15
Quantity Unit Price Factor Total
2,663.77 1.00 1.1000
Bond fees: calculated at 2% of total amount for proposal value of $133,188.70 Subtotal for Bond Fee $2,930.15
Compact
31 23 16 36 0022 Compaction Of Fill Or Subbase For Building Foundations and Other Structures by Hand
5 CY $2,446.32
Installation x x = 2,446.32
Quantity Unit Price Factor Total
39.00 49.17 1.2757
Compact at excavation for new grease interceptor
Subtotal for Compact $2,446.32
Concrete
03 30 53 00 0009 Hand Mix And Place 3,000 PSI ConcreteFor use where conventional equipment access is limited or when directed by the owner.
Includes local aggregate, sand, bagged cement (Type I) and water. 6 CF $135.54
Installation x x = 135.54
Quantity Unit Price Factor Total
5.00 21.25 1.2757
Place concrete over new grease interceptor.
7/30/2026
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Concrete
7 03 30 53 00 0009 0026 MOD For Up To 25 CF, Add $16.07 Installation x x = 16.07
Quantity Unit Price Factor Total
5.00 2.52 1.2757
8 03 35 13 00 0004 SF Broom, Concrete Floor Finish $33.53 Installation x x = 33.53
Quantity Unit Price Factor Total
18.00 1.46 1.2757
Finish concrete at new grease interceptor
9 03 35 13 00 0004 0050 MOD For Up To 100, Add $67.05
Installation x x = 67.05
Quantity Unit Price Factor Total
18.00 2.92 1.2757
Subtotal for Concrete $252.19
Demo
02 41 13 13 0045 Up To 3" By Hand, Break-up And Remove Welded Wire Reinforced Concrete Paving
10 SF $186.92
Installation x x = 186.92
Quantity Unit Price Factor Total
18.00 8.14 1.2757
Break up and remove existing concrete that is covering existing grease interceptor. Approximatley 3' x 6' 11 02 65 00 00 0048 GAL Removal and Disposal Of Non-Hazardous Solids Or Sludge From Tank $2,411.07 Installation x x = 2,411.07
Quantity Unit Price Factor Total
1,000.00 1.89 1.2757
Remove Grease/Sludge from existing clogged tank
03 35 43 00 0002 Mechanically Grind Concrete Floor With 40 Grit Metal Bonded Diamond Wheels
12 SF $4,505.90
Installation x x = 4,505.90
Quantity Unit Price Factor Total
1,690.00 2.09 1.2757
Remove 2 layers of existing Epoxy flooring. 845SF x 2 layers 13 03 35 43 00 0002 0138 MOD For >1,000 To 2,500, Add $5,238.92 Installation x x = 5,238.92
Quantity Unit Price Factor Total
1,690.00 2.43 1.2757
03 35 43 00 0003 Mechanically Grind Concrete Floor With 80 Grit Metal Bonded Diamond Wheels
14 SF $3,621.97
Installation x x = 3,621.97
Quantity Unit Price Factor Total
1,690.00 1.68 1.2757
Remove 2 layers of existing Epoxy flooring. 845SF x 2 layers 15 03 35 43 00 0003 0138 MOD For >1,000 To 2,500, Add $4,182.51 Installation x x = 4,182.51
Quantity Unit Price Factor Total
1,690.00 1.94 1.2757
03 35 43 00 0004 Mechanically Grind Concrete Floor With 100 Grit Resin Bonded Diamond Wheels
16 SF $3,018.31
Installation x x = 3,018.31
Quantity Unit Price Factor Total
1,690.00 1.40 1.2757
Remove 2 layers of existing Epoxy flooring. 845SF x 2 layers 17 03 35 43 00 0004 0138 MOD For >1,000 To 2,500, Add $3,471.05 Installation x x = 3,471.05
Quantity Unit Price Factor Total
1,690.00 1.61 1.2757
18 06 22 13 00 0016 LF 9/16" x 1-3/4" White Pine Cove Molding $703.88 Installation x x = 0.00
Quantity Unit Price Factor Total
0.00 6.68 1.2757
Demolition 228.00 x 2.42 x 1.2757 = 703.88
Remove (E) cove strip
7/30/2026
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Demo
09 01 60 91 0013 Up To 6" Wide, Hand Detail Work/Grinding At Wall Of Existing Concrete Floor Prior To Installation Of FlooringUp to 1/4" of material per pass 19 LF $11,407.51
Installation x x = 11,407.51
Quantity Unit Price Factor Total
456.00 19.61 1.2757
Remove 2 layers of existing Epoxy flooring. 228LF x 2 layers Subtotal for Demo $38,748.04
De-watering
20 01 22 23 00 1624 DAY 3 To 4 CY Rear Dump Truck With Full-Time Truck Driver $3,294.93 Installation x x = 3,294.93
Quantity Unit Price Factor Total
2.00 1,291.42 1.2757
Truck to pull water pump water that is discovered while excavating for new grease interceptor . [Half Time Operator]
21 01 22 23 00 1624 0042 MOD For Equipment Without Operator, Deduct -$1,020.82 Installation x x = -1,020.82
Quantity Unit Price Factor Total
1.00 -800.20 1.2757
22 01 22 23 00 1735 DAY 500 To 600 Gallon Water Trailer With Pump $403.53 Installation x x = 403.53
Quantity Unit Price Factor Total
2.00 158.16 1.2757
Per owner, water is anticipated to be discovered while excavating for new grease interceptor 23 01 22 23 00 1735 0155 MOD For Half Day Usage, Deduct -$63.06 Installation x x = -63.06
Quantity Unit Price Factor Total
1.00 -49.43 1.2757
Subtotal for De-watering $2,614.58
Dumpster
01 74 19 00 0013 15 CY Dumpster (2 Ton) "Construction Debris"Includes delivery of dumpster, rental cost, pick-up cost, hauling, and disposal fee. Non-hazardous material. 24 EA $703.78
Installation x x = 703.78
Quantity Unit Price Factor Total
1.00 551.68 1.2757
Dumpster for demo material, refuse, and waste
Subtotal for Dumpster $703.78
Epoxy
25 09 65 16 23 0016 LF 1-1/2" Radius Vinyl Cove Filler Strip $1,759.70 Installation x x = 1,759.70
Quantity Unit Price Factor Total
228.00 6.05 1.2757
Cove strip backing at walls.
09 67 23 00 0009 3/8" Chemical Resistant (10,000 To 12,000 PSI) Epoxy Flooring Trowel Applied Mortar CompoundIncludes primer, two 3/16" slurry coats and top seal coats (color).
26 SF $34,891.26
Installation x x = 34,891.26
Quantity Unit Price Factor Total
959.00 28.52 1.2757
(N) Epoxy flooring W/ 6" Cove. 845SF + 114SF Cove.
27 09 67 23 00 0009 0160 MOD For Skid Resistant, Orange Peel Texture, Non-Abrasive Topping, Add $207.98 Installation x x = 207.98
Quantity Unit Price Factor Total
959.00 0.17 1.2757
7/30/2026
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Epoxy
28 09 67 23 00 0009 0162 MOD For >500 To 1,000, Add $4,526.57 Installation x x = 4,526.57
Quantity Unit Price Factor Total
959.00 3.70 1.2757
Subtotal for Epoxy $41,385.51
Excavation
29 31 23 16 13 0009 SF Trim Bottom Of Excavation Hand LaborFor use with machine excavation. $177.42 Installation x x = 177.42
Quantity Unit Price Factor Total
114.00 1.22 1.2757
Trim bottom to install new grease interceptor
31 23 16 36 0006 Excavation For Building Foundations And Other Structures By Hydraulic Excavator, Backhoe, Loader in Soil
30 CY $194.78
Installation x x = 194.78
Quantity Unit Price Factor Total
19.50 7.83 1.2757
12LF sides: 9CY (10LF x 8’H x 3’W)
9.5LF sides: 8CY (8.5LF x 8’H x 3’W)
Bottom: 12x9.5x1’D = 5CY
9 + 9 + 8 + 8 + 5 = 39CY
50% by hand: 19.5CY
50% by machine: 19.5CY
31 31 23 16 36 0006 0011 MOD For Excavation In Heavy/Wet Material (Class C), Add $95.83 Installation x x = 95.83
Quantity Unit Price Factor Total
24.00 3.13 1.2757
32 31 23 16 36 0006 0014 MOD For Up To 20, Add $194.78
Installation x x = 194.78
Quantity Unit Price Factor Total
19.50 7.83 1.2757
33 31 23 16 36 0009 CY Excavation For Building Foundations And Other Structures By Hand in Soil $3,903.57 Installation x x = 3,903.57
Quantity Unit Price Factor Total
19.50 156.92 1.2757
12LF sides: 9CY (10LF x 8’H x 3’W)
9.5LF sides: 8CY (8.5LF x 8’H x 3’W)
Bottom: 12x9.5x1’D = 5CY
9 + 9 + 8 + 8 + 5 = 39CY
50% by hand: 19.5CY
50% by machine: 19.5CY
34 31 23 16 36 0009 0013 MOD For Excavation In Heavy/Wet Material (Class C), Add $1,561.48 Installation x x = 1,561.48
Quantity Unit Price Factor Total
19.50 62.77 1.2757
Subtotal for Excavation $6,127.86
Grease Interceptor
22 13 16 00 0005 4" Diameter, Underground Bell And Spigot Cast Iron Soil Pipe AssemblyIncludes all fittings and gaskets. Excludes earthwork excavation, backfill and compaction. Not for use where detail is available. 35 LF $3,216.72
Installation x x = 2,651.34
Quantity Unit Price Factor Total
33.00 62.98 1.2757
Demolition 33.00 x 13.43 x 1.2757 = 565.38
Inlets (21LF), Outlet (2LF), vent (10LF)
7/30/2026
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Grease Interceptor
36 22 13 16 00 0404 EA 4" No Hub Cast Iron Single Two-Way Cleanout Tee $511.99 Installation x x = 393.82
Quantity Unit Price Factor Total
1.00 308.71 1.2757
Demolition 1.00 x 92.63 x 1.2757 = 118.17
Remove (E) and install new cleanout.
37 22 13 19 26 0037 EA 1,000 Gallon Pre-Cast Grease Interceptor $7,774.74 Installation x x = 7,219.08
Quantity Unit Price Factor Total
1.00 5,658.92 1.2757
Demolition 1.00 x 435.57 x 1.2757 = 555.66
Remove and replace Grease Interceptor
33 01 30 86 0003 Up To 2" Rise, Up To 26" Diameter, Adjustable Or Solid, Cast Iron Or Steel, Manhole Cover Riser
38 EA $747.08
Installation x x = 747.08
Quantity Unit Price Factor Total
1.00 585.62 1.2757
Additional manhole cover (3 required) - Per section info 22 13 19 26-0036, “Includes two access manholes, cast iron non-skid surface, lift hole, frame and cover for heavy- traffic.” 39 33 05 81 00 0015 EA 18" Diameter, Gray Iron, Manhole Cover With Frame $2,529.89 Installation x x = 2,394.30
Quantity Unit Price Factor Total
1.00 1,876.85 1.2757
Demolition 1.00 x 106.29 x 1.2757 = 135.59
Additional manhole cover (3 required) - Per section info 22 13 19 26-0036, “Includes two access manholes, cast iron non-skid surface, lift hole, frame and cover for heavy- traffic.” Subtotal for Grease Interceptor $14,780.42
Leveler
03 54 16 00 0002 1/8" Thick Self Leveling Cementitious Underlayment For FloorsIncluding Surface Preparation
40 SF $559.88
Installation x x = 559.88
Quantity Unit Price Factor Total
211.00 2.08 1.2757
Level concrete as required. Estimating 25% of 845SF
41 03 54 16 00 0002 0177 MOD For >100 To 250 SF, Add $21.53 Installation x x = 21.53
Quantity Unit Price Factor Total
211.00 0.08 1.2757
Subtotal for Leveler $581.41
Mini-Excavator
42 01 22 23 00 0418 DAY 7,500 Lb. Capacity, Mini-Excavator With Full-Time Operator $3,550.50 Installation x x = 3,550.50
Quantity Unit Price Factor Total
2.00 1,391.59 1.2757
Mini-Excavator for excavation by machine
Subtotal for Mini-Excavator $3,550.50
Mobilization
01 22 23 00 1603 6-1/2 Ton Capacity, 16' To 22' Bed, 4 x 2 Flat Bed Truck With Full-Time Truck Driver
43 DAY $3,390.33
Installation x x = 3,390.33
Quantity Unit Price Factor Total
2.00 1,328.81 1.2757
Truck to deliver/assist in installation, demolition, and haul away of removed interceptor.
7/30/2026
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Mobilization
44 01 22 23 00 1675 DAY 3-1/2 Ton, 4 x 2 Boom Truck With Full-Time Truck Driver $3,482.76 Installation x x = 3,482.76
Quantity Unit Price Factor Total
2.00 1,365.04 1.2757
Boom truck for installation and demo/removal of (E) interceptor. 01 71 13 00 0004 First 25 Miles, Equipment Delivery, Pickup, Mobilization And Demobilization Using A Tractor Trailer With Up To 53' BedIncludes loading, tie-down of equipment, delivery of equipment, off loading on site, rigging, dismantling, loading for return and transporting away. For equipment such as bulldozers, motor scrapers, hydraulic excavators, gradalls, road graders, loader-backhoes, heavy-duty construction loaders, tractors, pavers, rollers, bridge finishers, straight mast construction forklifts, telescoping boom rough terrain construction forklifts, telescoping and articulating boom man lifts with >40' boom lengths, etc.
45 EA $1,951.78
Installation x x = 1,951.78
Quantity Unit Price Factor Total
1.00 1,529.97 1.2757
Deliver and pick up Mini-Excavator
Subtotal for Mobilization $8,824.87
Sample Box
46 33 34 51 00 0002 EA 3' Diameter, 3' High, Precast Concrete Leaching Pit $1,458.97 Installation x x = 1,314.88
Quantity Unit Price Factor Total
1.00 1,030.71 1.2757
Demolition 1.00 x 112.95 x 1.2757 = 144.09
Sample Box, closest match
Subtotal for Sample Box $1,458.97
Shoring
47 31 41 13 00 0003 SF 8' Deep Excavation, Wood Shoring, Pull And Salvage $6,736.21 Installation x x = 6,736.21
Quantity Unit Price Factor Total
344.00 15.35 1.2757
Shoring required at excavation for grease interceptor. Approximately 12' x 9.5' x 8'D. (12+12+9.5+9.5) * 8 = 344
Subtotal for Shoring $6,736.21
Temp Fence
48 01 56 26 00 0143 LF Temporary 6' High Chain Link Fence Panels (Portable), Up To 6 Months $1,796.82 Installation x x = 1,796.82
Quantity Unit Price Factor Total
150.00 9.39 1.2757
Temporary fence for safety at work area
49 01 56 26 00 0143 0070 MOD For >100 To 250, Deduct -$45.93 Installation x x = -45.93
Quantity Unit Price Factor Total
150.00 -0.24 1.2757
50 01 56 26 00 0143 0074 MOD For Each LF Shade Cloth, Add $487.96 Installation x x = 487.96
Quantity Unit Price Factor Total
150.00 2.55 1.2757
Shade cloth added per owner
01 56 26 00 0158 Temporary Chain Link Fence Panels (Portable) SandbagIncludes placement and removal.
51 BAG $590.14
Installation x x = 590.14
Quantity Unit Price Factor Total
60.00 7.71 1.2757
Sand bags at temporary fence. [150lf / 10' o.c. x 4 bags]
7/30/2026
Contractor's Price Proposal - Detail
Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 155098.00
Cypress - Kitchen Floor and Grease Interceptor
Subtotal for Temp Fence $2,828.99
Proposal Total
This total represents the correct total for the proposal. Any discrepancy between line totals, sub-totals and the proposal total is due to rounding.
$136,118.85
The Percentage of NPP on this Proposal: %
7/30/2026
Contractor's Price Proposal - Detail
Subcontractor Listing
155098.00
Cypress - Kitchen Floor and Grease Interceptor
IQC Master Contract #: CA-R8-GB-101723-ACI
Work Order #:
Owner PO #:
Title:
Re:
Date: July 30, 2026
Proposal Value:
Contractor: Angeles Contractor Inc.
$136,118.85
Name of Contractor Duties Amount %
Genesis Floor Covering Inc $66,578.00 48.91
Mirae Construction Co. $49,100.00 36.07
6.00
7/30/2026
Subcontractor Listing
01405.0006/857127.1 B-1
EXHIBIT B
SPECIAL REQUIREMENTS
(Superseding Agreement Template)
EXHIBIT C
FAITHFUL PERFORMANCE BOND
SEE ATTACHED
Bond No. __________________
CITY OF CYPRESS
PERFORMANCE BOND
KNOW ALL MEN BY THESE PRESENTS: That,
WHEREAS, the CITY OF CYPRESS (hereinafter called the "City") has awarded to, (hereinafter designated as the "Principal") a Contract for Senior Center Kitchen Floor and Grease Interceptor, Project 420.
WHEREAS, said Principal is required under the terms of said Contract to furnish a bond for the faithful performance of said Contract;
NOW, THEREFORE, we, _______________ as Principal,
and as Surety, are held and firmly bound unto the City in the sum of Dollars ($ ) this amount being not less than one hundred percent (100%) of the total Contract price, lawful money of the United States of America for payment of which sum well and truly to be made, we bind ourselves, our heirs, executors, administrators, and successors jointly and severally, firmly by these presents.
THE CONDITION OF THIS OBLIGATION IS SUCH THAT, If the hereby bounden Principal, his or its heirs, executors, administrators, successors, or assigns, shall in all things stand to and abide by well and truly keep and perform all the undertakings, terms, covenants, conditions, and agreements in the said Contract and any alteration thereof, made as therein provided, all within the time and in the manner therein designated and in all respects according to their true intent and meaning, then their obligation shall become null and void, otherwise it shall be and remain in full force and virtue.
FURTHER, the said Surety, for value received hereby stipulates and agrees that no change, extension of time, alteration or modification of the contract documents or of the work to be performed thereunder, shall in any way affect its obligations on this bond, and it does hereby waive notice of any such change, extensions of time, alteration or modification of the contract document or of the work to be performed thereunder.
IN WITNESS WHEREOF three (3) identical counterparts of this instrument, each of which shall for all purposes be deemed an original thereof, have been duly executed by the Principal and Surety named herein, on the day of , 20__, the name and corporate seal of each corporate party being hereto affixed and these presents duly signed by its undersigned representative pursuant to authority of its governing body.
(Seal) (Seal)
SURETY PRINCIPAL
By By X
X
ADDRESS ADDRESS
Two (2) Notarized Signatures required from all
Corporations.
INSTRUCTIONS
1. The above bond must be executed by both the Principal and the Surety.
2. If the Principal is a corporation, the bond must be executed in the corporate name and signed by the President or a VicePresident and the Secretary or Assistant Secretary, and the corporate seal affixed. If the Principal is a partnership, all partners must sign it. If the Principal is an individual doing business under a fictitious name, it must be signed by all persons having an interest in the business, and the fictitious name must be signed also. The bond must be notarized by both the Principal and the Surety.
3. The City Attorney of the City of Cypress must approve the bond.
4. The bond, after approval, must be filed with the City Clerk of the City of Cypress.
EXHIBIT D
LABOR AND MATERIALS PAYMENT BOND
SEE ATTACHED
Bond No. _________________
__________________
CITY OF CYPRESS
LABOR AND MATERIAL BOND
(PAYMENT BOND)
KNOW ALL MEN BY THESE PRESENTS: That.
WHEREAS, the CITY OF CYPRESS (hereinafter called the "City"), has awarded to , designated as the ("Principal") a Contract for Senior Center Kitchen Floor and Grease Interceptor, Project 420.
WHEREAS, said Principal is required to furnish a bond in connection with said Contract providing that if said Principal, or any of his or its subcontractors, shall fail to pay for any materials, provisions, provender, or other supplies or equipment used in, upon, or about the performance of the work contracted to be done, or for any work or labor done thereon of any kind, the Surety on this bond will pay the same to the extent hereinafter at forth:
NOW, THEREFORE, we , as Principal, and
as Surety are held and firmly bound unto the City in the sum of Dollars ($ ) this amount being not less than one hundred percent (100%) of the total contract price, lawful money of the United States of America, for the payment of which sum well and truly to be made, we bind ourselves, our heirs, executors, administrators, and successors, jointly and severally, firmly by these presents.
THE CONDITION OF THIS OBLIGATION IS SUCH THAT, if said Principal or his or its subcontractors, or the heirs, executors, administrators, successors or assigns thereof, shall fail to pay any of the persons named in Section 3181 of the Civil Code of the State of California for any materials, provisions, provender or other supplies used in, upon, for or about the performance of the work contracted to be done, or for any work or labor thereon of any kind, or shall fail to pay any amounts due under the Unemployment Insurance Code with respect to work or labor performed by any such claimant or any amount required to be deducted, withheld, and paid over to the Franchise Tax Board from the wages of employees of the contractor and his subcontractors pursuant to Section 18806 of the Revenue and Taxation Code, with respect of such work and labor, then said Surety will Pay for the same, in an amount not to exceeding the sum set forth hereinabove, and also, in case suit is brought upon the bond, will pay a reasonable attorney's fee to be fixed by the court. This bond shall inure to the benefit of any and all persons named in the aforesaid Civil Code Section 3181 so as to give a right of action to them or their assigns in any suit brought upon the bond.
FURTHER, the said Surety, for value received, hereby stipulates and agrees that no charges, extensions of time, alterations or modifications of the contract documents or of the work to be performed thereunder shall in any way affect its obligations on this bond; and it hereby waived notice of any and all such changes, extensions of time, and alterations or modifications of the contract documents and/or of the work to be performed thereunder.
IN WITNESS WHEREOF, three (3) identical counterparts of this instrument, each of which shall for all purpose be deemed an original thereof, have been duly executed by the Principal and the Surety here in named on the day of ,20__, the name and corporate seal of each corporate party being hereto affixed and these presents-duly signed by its undersigned representative pursuant to authority of its governing body. (Seal) (Seal)
SURETY PRINCIPAL
By By X
X
ADDRESS ADDRESS
Two (2) Notarized Signatures required from all
Corporations.
INSTRUCTIONS
1. The above bond must be executed by both the Principal and the Surety.
2. If the Principal is a corporation, the bond must be executed in the corporate name and signed by the President or a VicePresident and the Secretary or Assistant Secretary, and the corporate seal affixed. If the Principal is a partnership, all partners must sign it. If the Principal is an individual doing business under a fictitious name, all persons having an interest in the business must sign it, and the fictitious name must be signed also. Both the Principal and the Surety must notarize the bond.
3. The City Attorney of the City of Cypress must approve the bond.
4. The bond, after approval, must be filed with the City Clerk of the City of Cypress.
EXHIBIT E
INVOICE FORM
SEE ATTACHED
No. 1
PO No. Date
No.
1 2
3 4
TOTAL INVOICE AMOUNT APPROVED FOR PAYMENT =
Fund Account Amount Program
#DIV/0!
Purchase Order Data
Account No(s): Percent Complete
less Current Invoice Due
Requested by (signature and title) - Contractor Checked by Public Works Inspector Project Manager Public Works Inspector
Recommended by Project Manager Approved by City Engineer Payment Information
Remaining Contract Balance = $ -
$ -
Invoice No. Period Start Period End Date
Less 5% Retainage =
Sub-Total =
$ - $ - $ -
$ - $ -
Contract Completion Data Contract Cost Data
$ -
Net Earning =
Contractor
Plus 65% of Invoice Amount for Materials Delivered - $ - $ - $ Less Adjustment for Previous Materials Invoices $ - $ - $ - $ -
$ -
$ -
Net Payment (this estimate) =
Previous
Amounts
Original Contract Amount
Contract Completion Date
Less Previous Payments =
$ - - $
Approved Time Extensions
Original Contract Duration
Notice to Proceed Date
City of Cypress, Public Works Department
MONTHLY PAYMENT ESTIMATE SUMMARY FORM
City of Cypress City of Cypress
CIP No.
To Date
Project Title
Address
Total Earning for Work and Materials Installed $ - $ - $ - This Estimate
less Previous Payments/Billed $ -
Description
$ -
$ -
$ -
Total Contract Amount =
Approved Change Orders
Progress Payment
Final Payment
Period End
No. 1
Quant. Unit Unit Price Item Total Quant. Earnings Quant. Earnings Quant. Earnings 1 $ - - - $ - - $ - - $ 2 $ - - - $ - - $ - - $ 3 $ - - - $ - - $ - - $ 4 $ - - - $ - - $ - - $ 5 $ - - - $ - - $ - - $ 6 $ - - - $ - - $ - - $ 7 $ - - - $ - - $ - - $ 8 $ - - - $ - - $ - - $ 9 $ - - - $ - - $ - - $ 10 $ - - - $ - - $ - - $
11 $ - - - $ - - $ - - $
12 $ - - - $ - - $ - - $ 13 $ - - - $ - - $ - - $ 14 $ - - - $ - - $ - - $ 15 $ - - - $ - - $ - - $ 16 $ - - - $ - - $ - - $ 17 $ - - - $ - - $ - - $ $ -
CO 1 $ - - $ - $
CO 2CO 3
$ -$ -
TOTAL =
Requested by (signature and title) - Contractor Checked by Public Works InspectorProject Manager Public Works Inspector Invoice No. Period Start Date
Original Contract =
$ - $ -
Total Contract Amount =
Approved CO Total =
Contractor
Item
No
Contract Previous Estimate This Estimate Pay Item
MONTHLY PAYMENT ESTIMATE FORMCity of Cypress, Public Works Department Payment Information
To Date
Project Title CIP No.
Progress PaymentFinal Payment
Period End
No. 1
Quant. Unit Unit Price Material Total Quant. Earnings Quant. Earnings Quant. Earnings 123456789
1011121314151617181920
TOTAL =
Requested by (signature and title) - Contractor Checked by Public Works Inspector Project Manager Public Works Inspector
MATERIALS ESTIMATE FORMCity of Cypress, Public Works Department Invoice No. Period Start Payment Information Date
To Date
Contractor Project Title CIP No.
Item This Estimate
No Pay Item / Storage Location Material Value Previous Estimate Progress PaymentFinal Payment
AGREEMENT TO
MODIFY AND EXTEND
SOURCEWELL CONTRACT #CA-R8-RW-101723-ACI
THIS AGREEMENT TO MODIFY AND EXTEND, Sourcewell Contract #CA-R8-RW-101723-ACI is effective upon the date of the last signature below.
Sourcewell and Angeles Contractor, Inc. (“Contractor”) have entered into an Indefinite Quantity Construction Contract, Contract Number CA-R8-RW-101723-ACI with an initial term ending December 5, 2024, and five bilateral options to extend for an additional one-year term (“Contract”). This contract has previously been extended by the parties for the term ending December 5, 2025. The parties agree to modify and extend the Contract as stated below.
CONTRACT MODIFICATION
The updated CTC will appear in the eGordian software upon receipt of the executed extension document.
Pursuant to the Contract, Contractor’s Adjustment Factors remain fixed for the duration of the contract term and are unaffected by this modification.
EXERCISE OF OPTION: EXTENSION
Contractor and Sourcewell hereby desire and agree to extend the Contract, with the above modification, for the period of December 6, 2025 through December 5, 2026.
Sourcewell Angeles Contractor, Inc.
By: __________________________ By: __________________________ Jeremy Schwartz Young Kang
Title: Chief Procurement Officer Title: President
Date: Date:
Docusign Envelope ID: 172667F7-FCB4-4A64-A424-1B0F3F9C443A 10/29/2025 | 3:03 PM CDT 10/29/2025 | 10:09 AM PDT
AGREEMENT TO
MODIFY AND EXTEND
SOURCEWELL CONTRACT #CA-R8-RW-101723-ACI
THIS AGREEMENT TO MODIFY AND EXTEND, Sourcewell Contract #CA-R8-RW-101723-ACI, is effective upon the date of the last signature below.
Sourcewell and Angeles Contractor, Inc. (“Contractor”) have entered into an Indefinite DeliveryIndefinite Quantity Construction Contract, Contract Number CA-R8-RW-101723-ACI, with an initial term ending December 5, 2024, and five bilateral options to extend for an additional one-year term (“Contract”). The parties agree to modify and extend the Contract as stated below.
CONTRACT MODIFICATION
The following is adopted as the new CTC for the Contract effective December 6, 2024:
Sourcewell California - Region 8
Pursuant to the Contract, Contractor’s Adjustment Factors remain fixed for the duration of the contract term and are unaffected by this modification.
EXERCISE OF OPTION: EXTENSION
Contractor and Sourcewell hereby desire and agree to extend the Contract, with the above modification, for the period of December 6, 2024 through December 5, 2025.
Sourcewell Angeles Contractor, Inc.
By: __________________________ By: __________________________ Jeremy Schwartz Young Kang
Title: Chief Procurement Officer Title: President
Date: Date:
Docusign Envelope ID: 5F1002AA-29AF-47EF-9C28-F3453792580D 11/13/2024 | 5:28 PM CST 11/13/2024 | 2:44 PM PST
Rev. 4/2021 Sourcewell IFB #CA-101723
Indefinite Delivery-Indefinite Quantity Construction Contracts in the State of California
Indefinite Delivery-Indefinite Quantity Construction Contract Contract Number: CA-R8-RW-101723-ACI
Service Type: Roofing/Waterproofing
This Indefinite Delivery-Indefinite Quantity Construction Contract (Contract) is between Sourcewell, 202 12th Street Northeast, P.O. Box 219, Staples, MN 56479 and Angeles Contractor, Inc., 783 Phillips Drive, City of Industry, California 91748 (Contractor).
Sourcewell is a State of Minnesota local government agency and service cooperative created under the laws of the State of Minnesota (Minnesota Statutes Section 123A.21) that offers cooperative procurement solutions to government entities. Participation is open to federal, state and municipal governmental entities, K-12 and higher education entities, nonprofit entities, tribal governments, and other public entities located within the United States.
The Contractor desires to contract with Sourcewell to provide construction services to entities that access Sourcewell’s indefinite delivery-indefinite quantity (IDIQ) construction contracts within the Service Region.
I. TERM OF CONTRACT
A. EFFECTIVE DATE. This Contract, including the General Terms and Conditions incorporated by reference, is effective upon the later of December 6, 2023 or the date of the final signature below.
B. EXPIRATION DATE AND EXTENSION. This Contract expires December 5, 2024, unless it is terminated sooner pursuant to Article XX of the General Terms and Conditions, which are incorporated into this Contract by reference. This Contract allows up to five additional one-year extensions upon the request of Sourcewell and written agreement with Contractor. Sourcewell retains the right to consider additional extensions beyond six years as required under exceptional circumstances.
II. REGION AND SERVICES
The Contractor’s Region is: Region 8. The Contractor’s IDIQ construction service type is:
Roofing/Waterproofing. The Contractor has agreed to perform work outside the Region.
III. ADJUSTMENT FACTORS
The Contractor will perform any or all Tasks in the Construction Task Catalog for the Unit Price appearing therein multiplied by the following Adjustment Factors. See the General Terms and Conditions for additional information.
A. Normal Working Hours – Prevailing Wage Rate Projects: Work performed from 7:00 a.m. until 4:00 p.m. Monday to Friday, except Holidays. The Contractor will perform Tasks during Normal Working Hours for the Unit Price set forth in the CTC multiplied by the Adjustment Factor of: 1.2757.
Rev. 4/2021 Sourcewell IFB #CA-101723
Indefinite Delivery-Indefinite Quantity Construction Contracts in the State of California
B. Other Than Normal Working Hours – Prevailing Wage Rate Projects: Work performed from 4:00 p.m. to 7:00 a.m. Monday to Friday, and any time Saturday, Sunday and Holidays. The Contractor will perform Tasks during Other Than Normal Working Hours for the Unit Price set forth in the CTC multiplied by the Adjustment Factor of: 1.2865.
C. Secured Facilities/OSHPD Prevailing - Wage Rate Projects: Work performed from 7:00 a.m. until 4:00 p.m. Monday to Friday, except Holidays. The Contractor will perform Tasks during Normal Working Hours for the Unit Price set forth in the CTC multiplied by the Adjustment Factor of: 1.3838.
D. All Union Wage Projects: Work performed from 7:00 a.m. until 4:00 p.m. Monday to Friday, except Holidays. The Contractor will perform Tasks during Normal Working Hours for the Unit Price set forth in the CTC multiplied by the Adjustment Factor of: 1.5459.
E. Non pre-priced Adjustment Factor: To be applied to Work determined not to be included in the CTC but within the general scope of the work: 1.3514.
VI. AUTHORIZED REPRESENTATIVE
A. Sourcewell's Authorized Representative is its Chief Procurement Officer.
B. The Contractor’s Authorized Representative is Young Kang. If the Contractor’s Authorized Representative changes at any time during this Contract, Contractor must promptly notify Sourcewell in writing.
Sourcewell Angeles Contractor, Inc.
By: __________________________ By: __________________________ Jeremy Schwartz Young Kang
Title: Chief Procurement Officer Title: President
Date: Date:
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, ALSO
ACTING AS THE EX OFFICIO GOVERNING BOARD OF DIRECTORS OF THE
CYPRESS RECREATION AND PARK DISTRICT, APPROVING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2026 AND ENDING JUNE 30, 2027 (SENIOR CENTER KITCHEN FLOOR AND GREASE INTERCEPTOR REPLACEMENT).
WHEREAS, at its special meeting on May 13, 2026, the City Council received and filed the Fiscal Year 2026-27 Proposed Budget and Capital Improvement Program, provided direction regarding the Decision Package, and scheduled the budget for consideration at the June 9, 2026, City Council meeting; and WHEREAS, the City Manager submitted to the City Council a proposed budget for Fiscal Year 2026-27 in compliance with Section 1001 of the City Charter; and WHEREAS, on June 9, 2026, the City Council adopted a budget for the 2026-2027 Fiscal Year; and
WHEREAS, amendments must periodically be made to the budget to conform to changed circumstances following adoption of the budget.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF CYPRESS, ALSO ACTING AS THE EX OFFICIO GOVERNING BOARD OF DIRECTORS OF THE CYPRESS RECREATION AND PARK DISTRICT:
SECTION 1. The City Council hereby approves Budget Amendment No. 2027-04, attached hereto as Attachment A, for Fiscal Year 2026-27.
SECTION 2. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.
PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 25th day of August, 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 25th day of August, 2026, by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
___________________________________
CITY CLERK OF THE CITY OF CYPRESS
Attachment A
City of Cypress
Fiscal Year 2026-27
Budget Amendment No. 2027-04
Senior Center Kitchen Floor and Grease Interceptor Replacement Fund No. - Fund Name
Current
Budget
Proposed
Amendment
Amended
Budget
212 - CRPD - General Fund
Revenue 9,923,381 9,923,381
Expenditures 11,338,364 87,619 11,425,983
Net Change in Fund Balance -$1,414,983 -$87,619 -$1,502,602 CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 13.
FROM: Jeff Draper, Director of Recreation and Community Services DATE: 08/25/2026
SUBJECT: Approve an Amendment to the Agreement with Orange County Transportation Authority for the Senior Mobility Program
RECOMMENDATION
1. Approve Amendment No. 1 to the cooperative agreement between Orange County Transportation Authority and City of Cypress for the Senior Mobility Program; and
2. Adopt a resolution approving a budget amendment for the fiscal year commencing July 1, 2026, and ending June 30, 2027.
DISCUSSION
The City of Cypress entered into an initial agreement with the Orange County Transportation Authority (OCTA) in 2011 to participate in the Senior Mobility Program (SMP). The SMP provides financial support for community-based senior transportation services through Renewed Measure M (M2) funds. These funds are derived from Orange County’s half-cent sales tax for transportation improvements as approved by voters in 2006 for a 30-year extension.
Based on Cypress’ population of residents age 60 and older, the Cypress Recreation District (District) is projected to receive $76,088 of funding annually for senior transportation programs. An allocation of 80% of SMP funds and 20% of the Recreation District General Funds are used to fund the following:
The Taxi Voucher Program is a curb-to-curb taxi service coordinated by recreation staff. Each qualified participant is eligible to receive up to eight taxi vouchers each month at no cost. In order to be eligible for this program, participants must be a Cypress resident age 60 and older.
Nutrition Taxi Program Door-to-door transportation to the Cypress Senior Center to participate in the daily nutrition program. In order to be eligible for this program, participants must be a Cypress resident age 60 and older and program, participants must be a Cypress resident age 60 and older and participate in the Congregate Meal Program provided at the Cypress Senior Center.
The existing five-year agreement with OCTA for the SMP expired on June 30, 2026.
OCTA is proposing an amendment to retroactively to extend the term through June 30, 2031.
BUDGET IMPACT
The District will continue its commitment to annually budget a minimum of 20% of the total annual expenditures for the Taxi Voucher and Nutrition Taxi programs under the SMP requirements for funding. The District’s FY 2026-27 General Fund Budget includes sufficient appropriations to continue providing the Senior Mobility Program in accordance with the terms of the new OCTA agreement. Additionally, staff proposes a new fund to account for this program moving forward. The attached resolution amends the budget to establish the new fund and appropriate the grant expenditures.
LEGAL REVIEW
The City Attorney has reviewed and approved Amendment No. 1 to the cooperative agreement.
APPROVED BY: Shannon DeLong, City Manager
Attachments
Amendment
OCTA Agreement
Resolution
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, ALSO
ACTING AS THE EX OFFICIO GOVERNING BOARD OF DIRECTORS OF THE
CYPRESS RECREATION AND PARK DISTRICT, APPROVING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2026 AND ENDING JUNE 30, 2027 (SENIOR MOBILITY PROGRAM).
WHEREAS, at its special meeting on May 13, 2026, the City Council received and filed the Fiscal Year 2026-27 Proposed Budget and Capital Improvement Program, provided direction regarding the Decision Package, and scheduled the budget for consideration at the June 9, 2026, City Council meeting; and WHEREAS, the City Manager submitted to the City Council a proposed budget for Fiscal Year 2026-27 in compliance with Section 1001 of the City Charter; and WHEREAS, on June 9, 2026, the City Council adopted a budget for the 2026-2027 Fiscal Year; and
WHEREAS, amendments must periodically be made to the budget to conform to changed circumstances following adoption of the budget.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF CYPRESS, ALSO ACTING AS THE EX OFFICIO GOVERNING BOARD OF DIRECTORS OF THE CYPRESS RECREATION AND PARK DISTRICT:
SECTION 1. The City Council hereby approves Budget Amendment No. 2027-02, attached hereto as Attachment A, for Fiscal Year 2026-27.
SECTION 2. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.
PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 25th day of August, 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 25th day of August, 2026, by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
___________________________________
CITY CLERK OF THE CITY OF CYPRESS
Attachment A
City of Cypress
Fiscal Year 2026-27
Budget Amendment No. 2027-02
Senior Mobility Program
Fund No. - Fund Name
Current
Budget
Proposed
Amendment
Amended
Budget
212 - CRPD - General Fund
Revenue 9,923,381 9,923,381
Expenditures 11,157,596 (76,088) 11,081,508
Net Change in Fund Balance -$1,234,215 $76,088 -$1,158,127 215 - CRPD Senior Mobility Program
Revenue - 76,088 76,088
Expenditures - 76,088 76,088
Net Change in Fund Balance $0 $0 $0
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 14.
FROM: Jeff Draper, Director of Recreation and Community Services DATE: 08/25/2026
SUBJECT: Approve Amended and Restated Agreements with Cypress School District for Community Park Sites at Damron, Vessels, and Swain School Properties
RECOMMENDATION
1. Approve an amended and restated joint use agreement with Cypress School District for a community park site at 5400 Myra Avenue, Cypress known as the former Damron School Site;
2.Approve an amended and restated joint use agreement with Cypress School District for a community park site at 5900 Cathy Avenue, Cypress located next to Frank Vessels Elementary School; and
3. Approve an amended and restated joint use agreement with Cypress School District for a community park site at 5851 Newman Street, Cypress located next to the previous Swain site.
DISCUSSION
The Cypress Recreation and Park District (CRPD) and Cypress School District (CSD) have had joint use agreements in place that allow for the use of a portion of school district properties for community park sites. These agreements provide additional park space and allows CRPD to utilize the space for recreational activities.
Since the 1970s, CRPD has utilized a portion of the former Damron school site, Frank Vessels Elementary School, and the former Swain school site (Rosen Acacia Park) for community parks and playgrounds. At each of these sites, CRPD has installed playground equipment, rubberized surfacing, and enhanced park amenities for use by the public.
In March 2026, the CSD Board of Trustees and the City Council approved short term amended and restated agreements for the Damron and Vessels sites that expire on August 31, 2026. An amended and restated agreement for the Swain site was also approved by 31, 2026. An amended and restated agreement for the Swain site was also approved by the CSD Board of Trustees but was not recommended for approval by the City Council due to the original joint use agreement still being in place.
At their August 13, 2026 meeting, the CSD Board of Trustees approved the attached amended and restated joint use agreements for portions of Damron and the Vessels sites along with the former Swain school site. The proposed agreements express the desire of both parties to provide a public park space for community use while making all three agreements consistent with each other.
The proposed agreements shall be effective for a term of ten (10) years with the ability to renew for additional 10-year terms. The agreements also allow for a 60-day notice of termination from either party. Should CSD exercise its right to terminate the agreement, they shall reimburse CRPD for the improvements placed on the property, including the playground and other amenities, in an amount equal to the fair market value. Should CRPD exercise its right to terminate the agreement, all improvements made on the property shall become property of CSD. Should CSD not want such improvements, CRPD will remove the improvements within six months. In addition, custodial and maintenance services shall remain the same as in prior agreements with CSD providing these services for the Damron and Vessels properties and CRPD providing these services at the Swain (Rosen Acacia Park) site. CRPD will be responsible at all sites for any custodial or maintenance needs created by community use, beyond normal wear and tear.
BUDGET IMPACT
The recommended agreements do not increase the Recreation and Park District’s custodial or maintenance responsibilities. Any future improvements contemplated for these sites will be incorporated into future budgets and Capital Improvement Projects.
LEGAL REVIEW
The City Attorney’s office has reviewed and approved the Amended and Restated Joint Use Agreements.
APPROVED BY: Shannon DeLong, City Manager
Attachments
Damron Park Amended and Restated Agreement
Vessels Park Amended and Restated Agreement
Swain Park Amended and Restated Agreement
55326803.1/
AMENDED AND RESTATED JOINT USE AGREEMENT
BY AND BETWEEN
CYPRESS SCHOOL DISTRICT
AND THE CYPRESS RECREATION AND PARK DISTRICT
THIS AGREEMENT is made and entered into this dayof _ ______ 2026 (the "Effective Date"), by and among CYPRESS SCHOOL DISTRICT, a public school District duly organized and operated under the laws of the State of California, hereinafter referred to as "DISTRICT", and CYPRESS RECREATION AND PARK DISTRICT, a California Special District and a subsidiary district of the City of Cypress, a charter city and municipal corporationin Orange County in the State of California, hereinafter referred to as "CITY", both of whom shall be collectively referred to as the "PARTIES."
RECITALS
WHEREAS, Chapter 10, Part 7 of Division I of Title I of the Education Code of the State of California, commencing with Section 10900 et seq. authorizes CITY and DISTRICT to contract with one another to establish, construct, improve, operate, and maintain community recreational facilities and programs;
WHEREAS, the PAR TIES desire to promote and preserve the health and general welfare of the people of the CITY, and to cultivate the development of good citizenship by providing for a public park or other adequate program of community recreation and to conduct such a program of community recreation as will contribute to the attainment of general education and recreational objectives for the children and adults of said CITY;
WHEREAS, the PAR TIES entered into an agreement dated December 11, 1995 ("Original Agreement"), whereby DISTRICT made available to CITY certain of Property located at 5400 Myra Avenue, Cypress, CA 90630 known as the former Damron School Site ("Property"), as further identified in the main body of this Agreement, for the purpose of providing a public park or other program of community recreation;
WHEREAS, the PAR TIES entered into an Amended and Restated Agreement on March 26, 2026 ("March 2026 Amended Agreement") to, among other things, update the terms and expiration date of the Original Agreement;
WHEREAS, Section 2 of the March 2026 Amended Agreement provided for an agreement term expiring August 31, 2026, unless extended by the PARTIES; WHEREAS, the PARTIES now wish to amend and restate the Original Agreement and the Joint Use Agreement
CSD / Cypress Recreation and Park District
55326803.1 /
March 2026 Amended Agreement ( collectively, the "Past Agreement") through this new Agreement which shall constitute the new and complete agreement between the PARTIES with respect to the Property. Unless otherwise indicated herein, this Agreement fully and completely replaces the Past Agreement and, upon the Effective Date stated herein, the Past Agreement shall be deemed terminated and shall have no legal effect.
NOW, THEREFORE, in consideration of the covenants and conditions contained herein, PARTIES agree as follows:
1. JOINT USE OF PROPERTY
a. DISTRICT shall make available to CITY certain DISTRICT school property ("Property"), detailed in Exhibit "A" attached hereto and incorporated herein by reference, for use as a public park or other community recreational activities. b. CITY's use ofDISTRICT's Property shall be in accordance with DISTRICT policies and procedures.
c. CITY's shall have the right to use the Property for public park purposes, subject to DISTRICT's changing needs to use the property in its own right, consistent with this Section.
d. With advanced notice to CITY, DISTRICT shall have the right to use the Property during normal school hours. For the purposes of this Agreement, the term "normal school hours" shall be from 8:00 a.m. to 3: 15 p.m., Monday through Friday, for each day that school is in session, including lunch hour. It is understood and agreed that the starting and ending times for school hours may change from school year to school year, and that for each school year, the actual starting and ending times will be those hours that school classes start and end as determined for each school year by the DISTRICT.
e. DISTRICT shall be consulted and advised regarding all community recreational activities conducted by the CITY at the Property. f. All fees and charges assessed for community recreational activities under this Agreement shall be used for furthering the recreational activities of the students and in performance of this Agreement.
2. TERM OF AGREEMENT/RENEW AL OPTION/OPTION TO TERMINATE The term of this Agreement shall be for ten ( 10) calendar years commencing on the Effective Date, unless terminated by CITY or DISTRICT, upon sixty (60) days prior written notice to the other party specifying the desired date of termination. The PARTIES may agree to extend 2 Joint Use Agreement
CSD I Cypress Recreation and Park District
55326803.1/
this Agreement subject to terms and conditions agreeable to the PARTIES and set forth in a written amendment to this Agreement.
If DISTRICT desires to exercise its right to terminate this Agreement, DISTRICT shall reimburse CITY for the improvements placed on the Property by CITY, including but not limited to the playground and accessory structures, benches, landscaping, walkways, and signage (the "Improvements") in an amount equal to the fair market value of said Improvements as of the date the cancellation is to be effective. In the event the PARTIES cannot agree upon the fair market value of the Improvements, such value will be determined by an independent appraiser appointed by and satisfactory to DISTRICT and CITY. The expense or such appraisal shall be borne equally by both PARTIES. In the event the PARTIES shall not agree upon said appraiser, the presiding judge of the Superior Court for the State or California, County of Orange, shall appoint the appraiser.
In the event CITY chooses to exercise its right to terminate this Agreement, all Improvements placed on the Property shall become the property of DISTRICT without the necessity of formal documentation of transfer. Should DISTRICT not want such Improvements, CITY shall remove said Improvements within six ( 6) months or less, from date of notice, and return the Property to its original condition insofar as possible. Upon any cancellation of this Agreement, CITY shall remove all Improvements belonging to CITY. CITY's liability insurance shall be written to cover any cancellation period until Improvements are removed or title is received by DISTRICT.
All Improvements constructed on the Property and all Improvements placed or installed thereon by CITY and owned by CITY shall remain the property of CITY. At the termination of this Agreement, CITY shall remove from the Property all Improvements belonging to CITY and shall return the Property to its original condition insofar as possible unless DISTRICT indicates its desire, within thirty (30) days after such termination, to assume title to such Improvements. In which case, title thereto shall vest in DISTRICT without the necessity of formal documentation of transfer.
3. PERSONNEL
All CITY personnel employed to conduct community recreational activities shall be under the supervision of CITY and shall be employed and paid by CITY. CITY shall select and provide only qualified personnel to conduct community recreational activities and events which take place at the Property after school hours, on weekends, and during holiday and vacation 3 Joint Use Agreement
CSD / Cypress Recreation and Park District
55326803.1/
periods.
4. MAINTENANCE OF PROPERTY
a. Custodial and maintenance services for the Property utilized for a public park and community recreational activities shall be provided by DISTRICT. However, CITY shall be solely responsible for addressing any custodial or maintenance need made necessary by CITY's use, such as any damage or additional trash removal caused by CITY's use beyond normal wear and tear and standard use.
b. CITY shall provide and pay for all expendable materials and supplies necessary for conducting community recreational activities on the Property. c. The CITY shall be responsible to take appropriate action to abate any dangerous conditions during its usage of any of the Property. d. Any maintenance procedure by DISTRICT or CITY which shall require the temporary closure of the Property for more than twenty-four (24) hours shall occur at times mutually agreed upon in writing between the PARTIES.
e. CITY shall provide for and install all utilities necessary for the proper functioning of the Property. CITY shall pay all costs for the operation, repair and maintenance of the utilities in proportion to its usage of the Property during the term of this Agreement and any extensions thereof.
5. CONTRACT ADMINISTRATOR
The CITY Contract Administrator for this Agreement shall be Jeff Draper, Director of Recreation and Community Services ..
6. INDEMNIFICATION/INSURANCE
6.1 Indemnification by CITY.
Neither DISTRICT nor any officer or employee thereof shall be responsible for any damage or liability occurring by reason of anything done or omitted to be done by CITY under or in connection with any activities described in this Agreement. Pursuant to Government Code Section 895.4, CITY shall fully defend, indemnify and hold DISTRICT harmless from any liability imposed for injury (as defined by Government Code Section 810.8), occurring by reason of anything done or omitted to be done by City under or in connection with any activities described in this Agreement. Neither DISTRICT nor any officer or employee of District shall be responsible for any personal injury or property damage or 4 Joint Use Agreement
CSD / Cypress Recreation and Park District
55326803.1/
liability occurring by reason of any negligent acts or negligent omissions on the part of the CITY, its officers, employees or agents in connection with this Agreement. CITY shall fully indemnify, defend and hold DISTRICT harmless from and against any liability imposed as a result of any injury whatsoever occurring by reason of any negligent acts or negligent omission on the part of the CITY, its officers, employees or agents in connection with this Agreement.
6.2 Indemnification by DISTRICT.
Neither CITY nor any officer or employee thereof shall be responsible for any damage or liability occurring by reason of anything done or omitted to be done by DISTRICT under or in connection with any activities described in this Agreement.
Pursuant to Government Code Section 895.4 DISTRICT shall fully defend, indemnify and hold CITY harmless from any liability imposed for injury (as defined by Government Code Section 810.8), occurring by reason of anything done or omitted to be done by DISTRICT under or in connection with any activities described in this Agreement. Neither CITY nor any officer or employee of CITY shall be responsible for any personal injury or property damage or liability occurring by reason of any negligent acts or negligent omissions on the part of DISTRICT, its officers, employees or agents in connection with this Agreement. DISTRICT shall fully indemnify, defend and hold the CITY harmless from and against any liability imposed as a result of any injury whatsoever occurring by reason of any negligent acts or negligent omissions on the part of the DISTRICT, its officers, employees or agents in connection with this Agreement.
6.3 CITY's Insurance Obligations.
CITY shall furnish properly executed certificates of insurance to DISTRICT within thirty (30) days of DISTRICT's written request for such certificates, which certificates shall clearly evidence coverage for property damage in the amount of Two Million Dollars ($2,000,000) for any one accident, and bodily injury in the amount of not less than Two Million Dollars ($2,000,000) per person and Two Million Dollars ($2,000,000) per accident, in addition to any other coverage required by DISTRICT. CITY's insurance coverage shall not be materially changed, terminated or allowed to expire except on thirty (30) days prior written notice to DISTRICT. Such insurance shall name DISTRICT, its officers, and employees as additional insured.
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7. PROPERTY INSPECTION
a. The PARTIES will perform a bilateral inspection of the Property prior to the commencement of the term of the Agreement for the purpose of ascertaining that the Property is in good condition and that CITY has complied with its prior use obligations. b. If the PAR TIES determine that the Property is not in good condition due to CITY's prior use, such use to be deemed the presumptive cause of the any such condition absent other evidence, CITY will complete, at its sole cost and expense, any remedial action necessary to return the Property to good condition.
c. DISTRICT or its authorized agent shall have the right to enter the Property at reasonable times and upon twenty-four hours (24) advance written notice to CITY, except in the case of emergency, to inspect the property periodically to ensure that the Property is in good condition.
8. GENERAL PROVISIONS
a. Notice. Every notice, demand, request, designation, consent, approval or other document or instrument delivered pursuant to this Agreement shall be in writing and shall be either personally delivered, sent by Federal Express or other reputable overnight courier, sent by facsimile transmission with the original subsequently delivered by other means within three (3) working days of the facsimile transmission, or sent by registered or certified United States Mail (postage prepaid, return receipt requested), to the addresses set forth below or to such other addresses as the PARTIES may designate from time to time:
If to District: Cypress School District
5816 Corporate Avenue, Suite 100
Cypress, California 90630
Attn: Larry Ferchaw, Assistant Superintendent, Business Services If to City: Cypress Recreation and Park District
5700 Orange A venue
Cypress, CA 90630
Attn: Jeff Draper, Director of Recreation and Community Services Written notice served by registered or certified mail shall be deemed delivered three (3) days after the date mailed. Other notices shall be effective upon delivery. b. Covenants and Conditions. Each term and each provision of this Agreement performable by either party shall be deemed both a covenant and a condition. 6 Joint Use Agreement
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c. Partial Invalidity. If any term or prov1s1on of this Agreement or any extension or application thereof to any party or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Agreement or any extension or application shall be valid and enforced to the fullest extent permitted by law.
d. Waiver. No delay or omission in the exercise of any right or remedy of a non-defaulting party on any default shall impair such right or remedy or be construed as a waiver.
CITY's consent or approval of any action by the DISTRICT requiring CITY's consent or approval shall not be deemed to waive or render unnecessary CITY's consent to or approval of any subsequent act of DISTRICT. DISTRICT's consent or approval of any action by the CITY requiring DISTRICT's consent or approval shall not be deemed to waive or render unnecessary DISTRICT's consent to or approval of any subsequent act of CITY. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.
e. No Assignment. This Agreement and the duties and responsibilities of the PARTIES shall not be assigned by the PARTIES.
f. Entire Agreement. This Agreement represents the entire understanding of the PAR TIES as to those matters contained herein. No prior oral or written understanding shall be of any force or effect with respect to those matters covered by this Agreement. This Agreement may not be modified, altered or amended except in writing by the PARTIES. g. Headings. Headings at the beginning of each numbered article and section of this Agreement are solely for the convenience of the PAR TIES and are not part of this Agreement. As they are intended for reference only, no legal significance of any kind shall be attached to such headings.
h. Governing Law. This Agreement shall be governed by the laws of the State of California and construed as if drafted by both CITY and DISTRICT. 7 Joint Use Agreement
CSD / Cypress Recreation and Park District
IN WITNESS WHEREOF, the PARTIES hereto have caused this Agreement to be executed by and through their authorized officers on the day, month and year first above written.
CYPRESS SCHOOL DISTRICT
By _ ~--/)=-------=---- A_,__,/_A _ - _____ _
~ s·
55326803.1 /
1gnature
Larry Ferchaw
Print Name
Assistant Superintendent, Business Services
Title
CYPRESS RECREATION AND PARK
DISTRICT
By _______________ _
Mayor
ATTEST:
By _________ _____ _
City Clerk
APPROVED AS TO FORM:
By _______ ________ _
City Attorney
APPROVED AS TO CONTENT
By _______________ _
City Manager
INITIATED AND APPROVED
By _______________ _
Director of Recreation and Community
Services
8 Joint Use Agreement
CSD I Cypress Recreation and Park District
DAMRON PARK
.48 Acres
Damron Field
3.73 Acres
Damron Site
“Del Sol”
4.75 Acres
Portion used
as community
park
55325939.1/
EXHIBIT "A"
Description of Property used by City
55326803.1/
AMENDED AND RESTATED JOINT USE AGREEMENT
BY AND BETWEEN
CYPRESS SCHOOL DISTRICT
AND THE CYPRESS RECREATION AND PARK DISTRICT
THIS AGREEMENT is made and entered into this day of ______ _ 2026 (the "Effective Date"), by and among CYPRESS SCHOOL DISTRICT, a public school District duly organized and operated under the laws of the State of California, hereinafter referred to as "DISTRICT", and CYPRESS RECREATION AND PARK DISTRICT, a California Special District and a subsidiary district of the City of Cypress, a charter city and municipal corporation in Orange County in the State of California, hereinafter referred to as "CITY", both of whom shall be collectively referred to as the "PARTIES."
RECITALS
WHEREAS, Chapter 10, Part 7 of Division I of Title I of the Education Code of the State of California, commencing with Section 10900 et seq. authorizes CITY and DISTRICT to contract with one another to establish, construct, improve, operate, and maintain community recreational facilities and programs;
WHEREAS, the PAR TIES desire to promote and preserve the health and general welfare of the people of the CITY, and to cultivate the development of good citizenship by providing for a public park or other adequate program of community recreation and to conduct such a program of community recreation as will contribute to the attainment of general education and recreational objectives for the children and adults of said CITY;
WHEREAS, the PARTIES entered into an agreement dated December 11, 1995 ("Original Agreement"), whereby DISTRICT made available to CITY certain of Property located at 5900 Cathy A venue, Cypress CA, located next to the Frank Vessels Elementary School ("Property"), as further identified in the main body of this Agreement, for the purpose of providing a public park or other program of community recreation;
WHEREAS, the PAR TIES entered into an Amended and Restated Agreement on March 26, 2026 ("March 2026 Amended Agreement") to, among other things, update the terms and expiration date of the Original Agreement;
WHEREAS, Section 2 of the March 2026 Amended Agreement provided for an agreement term expiring August 31 , 2026, unless extended by the PARTIES; WHEREAS, the PAR TIES now wish to amend and restate the Original Agreement and the 1 Joint Use Agreement
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March 2026 Amended Agreement ( collectively, the "Past Agreement") through this new Agreement which shall constitute the new and complete agreement between the PAR TIES with respect to the Property. Unless otherwise indicated herein, this Agreement fully and completely replaces the Past Agreement and, upon the Effective Date stated herein, the Past Agreement shall be deemed terminated and shall have no legal effect.
NOW, THEREFORE, in consideration of the covenants and conditions contained herein, PARTIES agree as follows:
1. JOINT USE OF PROPERTY
a. DISTRICT shall make available to CITY certain DISTRICT school property ("Property"), detailed in Exhibit "A" attached hereto and incorporated herein by reference, for use as a public park or other community recreational activities. b. CITY's use ofDISTRICT's Property shall be in accordance with DISTRICT policies and procedures.
c. CITY' s shall have the right to use the Property for public park purposes, subject to DISTRICT's changing needs to use the property in its own right, consistent with this Section.
d. With advanced notice to CITY, DISTRICT shall have the right to use the Property during normal school hours. For the purposes of this Agreement, the term "normal school hours" shall be from 8:00 a.m. to 3: 15 p.m., Monday through Friday, for each day that school is in session, including lunch hour. It is understood and agreed that the starting and ending times for school hours may change from school year to school year, and that for each school year, the actual starting and ending times will be those hours that school classes start and end as determined for each school year by the DISTRICT.
e. DISTRICT shall be consulted and advised regarding all community recreational activities conducted by the CITY at the Property. f. All fees and charges assessed for community recreational activities under this Agreement shall be used for furthering the recreational activities of the students and in performance of this Agreement.
2. TERM OF AGREEMENT/RENEW AL OPTION/OPTION TO TERMINATE The term of this Agreement shall be for ten (10) calendar years commencing on the Effective Date, unless terminated by CITY or DISTRICT, upon sixty (60) days prior written notice to the other party specifying the desired date of termination. The PARTIES may agree to extend 2 Joint Use Agreement
CSD I Cypress Recreation and Park District
this Agreement subject to terms and conditions agreeable to the PAR TIES and set forth in a written amendment to this Agreement.
If DISTRICT desires to exercise its right to terminate this Agreement, DISTRICT shall reimburse CITY for the improvements placed on the Property by CITY, including but not limited to the playground and accessory structures, benches, landscaping, walkways, and signage (the "Improvements") in an amount equal to the fair market value of said Improvements as of the date the cancellation is to be effective. In the event the PAR TIES cannot agree upon the fair market value of the Improvements, such value will be determined by an independent appraiser appointed by and satisfactory to DISTRICT and CITY. The expense or such appraisal shall be borne equally by both PARTIES. In the event the PARTIES shall not agree upon said appraiser, the presiding judge of the Superior Court for the State or California, County of Orange, shall appoint the appraiser.
In the event CITY chooses to exercise its right to terminate this Agreement, all Improvements placed on the Property shall become the property of DISTRICT without the necessity of formal documentation of transfer. Should DISTRICT not want such Improvements, CITY shall remove said Improvements within six ( 6) months or less, from date of notice, and return the Property to its original condition insofar as possible. Upon any cancellation of this Agreement, CITY shall remove all Improvements belonging to CITY. CITY's liability insurance shall be written to cover any cancellation period until Improvements are removed or title is received by DISTRICT.
All Improvements constructed on the Property and all Improvements placed or installed thereon by CITY and owned by CITY shall remain the property of CITY. At the termination of this Agreement, CITY shall remove from the Property all Improvements belonging to CITY and shall return the Property to its original condition insofar as possible unless DISTRICT indicates its desire, within thirty (30) days after such termination, to assume title to such Improvements. In which case, title thereto shall vest in DISTRICT without the necessity of formal documentation of transfer.
3. PERSONNEL
All CITY personnel employed to conduct community recreational activities shall be under the supervision of CITY and shall be employed and paid by CITY. CITY shall select and provide only qualified personnel to conduct community recreational activities and events which take place at the Property after school hours, on weekends, and during holiday and vacation 55326803.1/ 3
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periods.
4. MAINTENANCE OF PROPERTY
a. Custodial and maintenance services for the Property utilized for a public park and community recreational activities shall be provided by DISTRICT. However, CITY shall be solely responsible for addressing any custodial or maintenance need made necessary by CITY's use, such as any damage or additional trash removal caused by CITY's use beyond normal wear and tear and standard use.
b. CITY shall provide and pay for all expendable materials and supplies necessary for conducting community recreational activities on the Property. c. The CITY shall be responsible to take appropriate action to abate any dangerous conditions during its usage of any of the Property. d. Any maintenance procedure by DISTRICT or CITY which shall require the temporary closure of the Property for more than twenty-four (24) hours shall occur at times mutually agreed upon in writing between the PARTIES.
e. CITY shall provide for and install all utilities necessary for the proper functioning of the Property. CITY shall pay all costs for the operation, repair and maintenance of the utilities in proportion to its usage of the Property during the term of this Agreement and any extensions thereof.
5. CONTRACT ADMINISTRATOR
The CITY Contract Administrator for this Agreement shall be Jeff Draper, Director of Recreation and Community Services ..
6. INDEMNIFICATION/INSURANCE
6.1 Indemnification by CITY
Neither DISTRICT nor any officer or employee thereof shall be responsible for any damage or liability occurring by reason of anything done or omitted to be done by CITY under or in connection with any activities described in this Agreement. Pursuant to Government Code Section 895.4, CITY shall fully defend, indemnify and hold DISTRICT harmless from any liability imposed for injury (as defined by Government Code Section 810.8), occurring by reason of anything done or omitted to be done by City under or in connection with any activities described in this Agreement. Neither DISTRICT nor any officer or employee of District shall be responsible for any personal injury or property damage or 4 Joint Use Agreement
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liability occurring by reason of any negligent acts or negligent omissions on the part of the CITY, its officers, employees or agents in connection with this Agreement. CITY shall fully indemnify, defend and hold DISTRICT harmless from and against any liability imposed as a result of any injury whatsoever occurring by reason of any negligent acts or negligent omission on the part of the CITY, its officers, employees or agents in connection with this Agreement.
6.2 Indemnification by DISTRICT
Neither CITY nor any officer or employee thereof shall be responsible for any damage or liability occurring by reason of anything done or omitted to be done by DISTRICT under or in connection with any activities described in this Agreement.
Pursuant to Government Code Section 895.4 DISTRICT shall fully defend, indemnify and hold CITY harmless from any liability imposed for injury (as defined by Government Code Section 810.8), occurring by reason of anything done or omitted to be done by DISTRICT under or in connection with any activities described in this Agreement. Neither CITY nor any officer or employee of CITY shall be responsible for any personal injury or property damage or liability occurring by reason of any negligent acts or negligent omissions on the part of DISTRICT, its officers, employees or agents in connection with this Agreement. DISTRICT shall fully indemnify, defend and hold the CITY harmless from and against any liability imposed as a result of any injury whatsoever occurring by reason of any negligent acts or negligent omissions on the part of the DISTRICT, its officers, employees or agents in connection with this Agreement.
6.3 CITY's Insurance Obligations
CITY shall furnish properly executed certificates of insurance to DISTRICT within thirty (30) days of DISTRICT's written request for such certificates, which certificates shall clearly evidence coverage for property damage in the amount of Two Million Dollars ($2,000,000) for any one accident, and bodily injury in the amount of not less than Two Million Dollars ($2,000,000) per person and Two Million Dollars ($2,000,000) per accident, in addition to any other coverage required by DISTRICT. CITY's insurance coverage shall not be materially changed, terminated or allowed to expire except on thirty (30) days prior written notice to DISTRICT. Such insurance shall name DISTRICT, its officers, and employees as additional insured.
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7. PROPERTY INSPECTION
a. The PAR TIES will perform a bilateral inspection of the Property prior to the commencement of the term of the Agreement for the purpose of ascertaining that the Property is in good condition and that CITY has complied with its prior use obligations. b. If the PAR TIES determine that the Property is not in good condition due to CITY's prior use, such use to be deemed the presumptive cause of the any such condition absent other evidence, CITY will complete, at its sole cost and expense, any remedial action necessary to return the Property to good condition.
c. DISTRICT or its authorized agent shall have the right to enter the Property at reasonable times and upon twenty-four hours (24) advance written notice to CITY, except in the case of emergency, to inspect the property periodically to ensure that the Property is in good condition.
8. GENERAL PROVISIONS
a. Notice. Every notice, demand, request, designation, consent, approval or other document or instrument delivered pursuant to this Agreement shall be in writing and shall be either personally delivered, sent by Federal Express or other reputable overnight courier, sent by facsimile transmission with the original subsequently delivered by other means within three (3) working days of the facsimile transmission, or sent by registered or certified United States Mail (postage prepaid, return receipt requested), to the addresses set forth below or to such other addresses as the PARTIES may designate from time to time:
If to District: Cypress School District
5816 Corporate Avenue, Suite 100
Cypress, California 90630
Attn: Larry Ferchaw, Assistant Superintendent, Business Services If to City: Cypress Recreation and Park District
5700 Orange A venue
Cypress, CA 90630
Attn: Jeff Draper, Director of Recreation and Community Services Written notice served by registered or certified mail shall be deemed delivered three (3) days after the date mailed. Other notices shall be effective upon delivery. b. Covenants and Conditions. Each term and each provision of this Agreement performable by either party shall be deemed both a covenant and a condition. 6 Joint Use Agreement
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c. Partial Invalidity. If any term or provision of this Agreement or any extension or application thereof to any party or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Agreement or any extension or application shall be valid and enforced to the fullest extent permitted by law.
d. Waiver. No delay or omission in the exercise of any right or remedy of a non-defaulting party on any default shall impair such right or remedy or be construed as a waiver.
CITY's consent or approval of any action by the DISTRICT requiring CITY's consent or approval shall not be deemed to waive or render unnecessary CITY's consent to or approval of any subsequent act of DISTRICT. DISTRICT's consent or approval of any action by the CITY requiring DISTRICT's consent or approval shall not be deemed to waive or render unnecessary DISTRICT's consent to or approval of any subsequent act of CITY. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.
e. No Assignment. This Agreement and the duties and responsibilities of the PARTIES shall not be assigned by the PARTIES.
f. Entire Agreement. This Agreement represents the entire understanding of the PARTIES as to those matters contained herein. No prior oral or written understanding shall be of any force or effect with respect to those matters covered by this Agreement. This Agreement may not be modified, altered or amended except in writing by the PARTIES. g. Headings. Headings at the beginning of each numbered article and section of this Agreement are solely for the convenience of the PARTIES and are not part of this Agreement. As they are intended for reference only, no legal significance of any kind shall be attached to such headings.
h. Governing Law. This Agreement shall be governed by the laws of the State of California and construed as if drafted by both CITY and DISTRICT. 7 Joint Use Agreement
CSD I Cypress Recreation and Park District
IN WITNESS WHEREOF, the PARTIES hereto have caused this Agreement to be executed by and through their authorized officers on the day, month and year first above written.
CYPRESS SCHOOL DISTRICT
By ~ re
55326803.1/
Larry Ferchaw
Print Name
Assistant Superintendent, Business Services
Title
CYPRESS RECREATION AND PARK
DISTRICT
By ______ ________ _
Mayor
ATTEST:
By _ _______ _ _ _____ _
City Clerk
APPROVED AS TO FORM:
By ___________ _ _ _ _
City Attorney
APPROVED AS TO CONTENT
By _______________ _
City Manager
INITIATED AND APPROVED
By _______________ _
Director of Recreation and Community
Services
8 Joint Use Agreement
CSD I Cypress Recreation and Park District
VESSELS PARK
Vessels Field
3.47 Acres
Vessels Site
5.68 Acres
Portion used
as community
park
Vessels
Park
.58 Acres
55326803.1/
EXHIBIT "A"
Description of Property used by City
55325939.1/
AMENDED AND RESTATED JOINT USE AGREEMENT
BY AND BETWEEN
CYPRESS SCHOOL DISTRICT
AND THE CYPRESS RECREATION AND PARK DISTRICT
THIS AGREEMENT is made and entered into this deyof _ ______ W~ (the "Effective Date"), by and among CYPRESS SCHOOL DISTRICT, a public school District duly organized and operated under the laws of the State of California, hereinafter referred to as "DISTRICT", and CYPRESS RECREATION AND PARK DISTRICT, a California Special District and a subsidiary district of the City of Cypress, a charter city and municipal corporation in Orange County in the State of California, hereinafter referred to as "CITY", both of whom shall be collectively referred to as the "PARTIES."
RECITALS
WHEREAS, Chapter 10, Part 7 of Division I of Title I of the Education Code of the State of California, commencing with Section 10900 et seq. authorizes CITY and DISTRICT to contract with one another to establish, construct, improve, operate, and maintain community recreational facilities and programs;
WHEREAS, the PAR TIES desire to promote and preserve the health and general welfare of the people of the CITY, and to cultivate the development of good citizenship by providing for a public park or other adequate program of community recreation and to conduct such a program of community recreation as will contribute to the attainment of general education and recreational objectives for the children and adults of said CITY;
WHEREAS, the PARTIES entered into an agreement dated July 26, 1971 ("Original Agreement"), whereby DISTRICT made available to CITY certain of Property located at 5851 Newman Street Cypress, CA, also known as the District's prior Swain Site ("Property"), as further identified in the main body of this Agreement, for the purpose of providing a public park or other program of community recreation;
WHEREAS, Section 7 of the Original Agreement provided for a continued term until terminated by either party and neither party exercised a right of termination; WHEREAS, the PAR TIES now wish to amend and restate the Original Agreement through this new Agreement which shall constitute the new and complete agreement between the PARTIES with respect to the Property. Unless otherwise indicated herein, this Agreement fully and completely replaces the Original Agreement and, upon the Effective Date stated herein, the Joint Use Agreement
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Original Agreement shall be deemed terminated and shall have no legal effect.
NOW, THEREFORE, in consideration of the covenants and conditions contained herein, PARTIES agree as follows:
1. JOINT USE OF PROPERTY
a. DISTRICT shall make available to CITY certain DISTRICT school property ("Property"), detailed in Exhibit "A" attached hereto and incorporated herein by reference, for use as a public park or other community recreational activities. b. CITY's use ofDISTRICT's Property shall be in accordance with DISTRICT policies and procedures.
c. CITY's shall have the right to use the Property for public park purposes, subject to DISTRICT's changing needs to use the property in its own right, consistent with this Section.
d. With advanced notice to CITY, DISTRICT shall have the right to use the Property during normal school hours. For the purposes of this Agreement, the term "normal school hours" shall be from 8 :00 a.m. to 3: 15 p.m., Monday through Friday, for each day that school is in session, including lunch hour. It is understood and agreed that the starting and ending times for school hours may change from school year to school year, and that for each school year, the actual starting and ending times will be those hours that school classes start and end as determined for each school year by the DISTRICT.
e. DISTRICT shall be consulted and advised regarding all community recreational activities conducted by the CITY at the Property. f. All fees and charges assessed for community recreational activities under this Agreement shall be used for furthering the recreational activities of the students and in performance of this Agreement.
2. TERM OF AGREEMENT/RENEWAL OPTION/OPTION TO TERMINATE The term of this Agreement shall be for ten ( 10) calendar years commencing on the Effective Date. The PAR TIES may agree to extend this Agreement subject to terms and conditions agreeable to the PARTIES and set forth in a written amendment to this Agreement.
If DISTRICT desires to exercise its right to terminate this Agreement, DISTRICT shall reimburse CITY for the improvements placed on the Property by CITY, including but not limited to the playground and accessory structures, benches, landscaping, walkways, and signage (the "Improvements") in an amount equal to the fair market value of said Improvements as of the date 2 Joint Use Agreement
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the cancellation is to be effective. In the event the PAR TIES cannot agree upon the fair market value of the Improvements, such value will be determined by an independent appraiser appointed by and satisfactory to DISTRICT and CITY. The expense or such appraisal shall be borne equally by both PARTIES. In the event the PARTIES shall not agree upon said appraiser, the presiding judge of the Superior Court for the State or California, County of Orange, shall appoint the appraiser.
In the event CITY chooses to exercise its right to terminate this Agreement, all Improvements placed on the Property shall become the property of DISTRICT without the necessity of formal documentation of transfer. Should DISTRICT not want such Improvements, CITY shall remove said Improvements within six (6) months or less, from date of notice, and return the Property to its original condition insofar as possible. Upon any cancellation of this Agreement, CITY shall remove all Improvements belonging to CITY. CITY's liability insurance shall be written to cover any cancellation period until Improvements are removed or title is received by DISTRICT.
All Improvements constructed on the Property and all Improvements placed or installed thereon by CITY and owned by CITY shall remain the property of CITY. At the termination of this Agreement, CITY shall remove from the Property all Improvements belonging to CITY and shall return the Property to its original condition insofar as possible unless DISTRICT indicates its desire, within thirty (30) days after such termination, to assume title to such Improvements. In which case, title thereto shall vest in DISTRICT without the necessity of formal documentation of transfer.
3. PERSONNEL
All CITY personnel employed to conduct community recreational activities shall be under the supervision of CITY and shall be employed and paid by CITY. CITY shall select and provide only qualified personnel to conduct community recreational activities and events which take place at the Property after school hours, on weekends, and during holiday and vacation periods.
4. MAINTENANCE OF PROPERTY
a. Custodial and maintenance services for the Property utilized for a public park and community recreational activities shall be provided by CITY and paid for by the CITY.
DISTRICT may issue written notice requiring CITY to address any maintenance or custodial issue that causes or threatens to cause, any disruption or harm to the DISTRICT's property or operations. 3 Joint Use Agreement
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DISTRICT may also terminate this Agreement with 30 days' written notice in the event CITY fails or refuses to complete any required maintenance or custodial services identified by DISTRICT.
CITY shall indemnify defend and hold harmless DISTRICT from any damage or claim arising from CITY's failure to provide timely or sufficient maintenance and custodial services. However, DISTRICT shall be solely responsible for addressing any custodial or maintenance need made necessary by DISTRICT's use, such as any damage or additional trash removal caused by DISTRICT's use beyond normal wear and tear and standard use. b. CITY shall provide and pay for all expendable materials and supplies necessary for conducting community recreational activities on the Property. c. CITY shall not be responsible to repair or replace any proportion of the Property, or any improvement thereupon, if partially or totally damaged or destroyed by an act of God, including, but not limited to, occurrences such as earthquake, flood, fire or storm. In the event of such occurrence, the PARTIES will consider what action, if any, shall be taken to restore the affected Property.
d. The CITY shall be responsible to take appropriate action to abate any dangerous conditions during its usage of any of the Property. e. Any maintenance procedure by DISTRICT or CITY which shall require the temporary closure of the Property for more than twenty-four (24) hours shall occur at times mutually agreed upon in writing between the PARTIES.
f. CITY shall provide for and install all utilities necessary for the proper functioning of the Property. CITY shall pay all costs for the operation, repair and maintenance of the utilities in proportion to its usage of the Property during the term of this Agreement and any extensions thereof.
5. CONTRACT ADMINISTRATOR
The CITY Contract Administrator for this Agreement shall be Jeff Draper, Director of Recreation and Community Services.
6. INDEMNIFICATION/INSURANCE
6.1 Indemnification by CITY.
Neither DISTRICT nor any officer or employee thereof shall be responsible for any damage or liability occurring by reason of anything done or omitted to be done by CITY under or in connection with any activities described in this Agreement.
Pursuant to Government Code Section 895.4, CITY shall fully defend, indemnify 4 Joint Use Agreement
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and hold DISTRICT harmless from any liability imposed for injury (as defined by Government Code Section 810.8), occurring by reason of anything done or omitted to be done by City under or in connection with any activities described in this Agreement. Neither DISTRICT nor any officer or employee of District shall be responsible for any personal injury or property damage or liability occurring by reason of any negligent acts or negligent omissions on the part of the CITY, its officers, employees or agents in connection with this Agreement. CITY shall fully indemnify, defend and hold DISTRICT harmless from and against any liability imposed as a result of any injury whatsoever occurring by reason of any negligent acts or negligent omission on the part of the CITY, its officers, employees or agents in connection with this Agreement.
6.2 Indemnification by DISTRICT.
Neither CITY nor any officer or employee thereof shall be responsible for any damage or liability occurring by reason of anything done or omitted to be done by DISTRICT under or in connection with any activities described in this Agreement.
Pursuant to Government Code Section 895.4 DISTRICT shall fully defend, indemnify and hold CITY harmless from any liability imposed for injury (as defined by Government Code Section 810.8), occurring by reason of anything done or omitted to be done by DISTRICT under or in connection with any activities described in this Agreement. Neither CITY nor any officer or employee of CITY shall be responsible for any personal injury or property damage or liability occurring by reason of any negligent acts or negligent omissions on the part of DISTRICT, its officers, employees or agents in connection with this Agreement. DISTRICT shall fully indemnify, defend and hold the CITY harmless from and against any liability imposed as a result of any injury whatsoever occurring by reason of any negligent acts or negligent omissions on the part of the DISTRICT, its officers, employees or agents in connection with this Agreement.
6.3 CITY's Insurance Obligations
CITY shall furnish properly executed certificates of insurance to DISTRICT within thirty (30) days of DISTRICT's written request for such certificates, which certificates shall clearly evidence coverage for property damage in the amount of Two Million Dollars ($2,000,000) for any one accident, and bodily injury in the amount of not less than Two Million Dollars ($2,000,000) per person and Two Million Dollars ($2,000,000) per accident, in addition to any other coverage required by DISTRICT. CITY's insurance coverage shall not be materially 5 Joint Use Agreement
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changed, terminated or allowed to expire except on thirty (30) days prior written notice to DISTRICT. Such insurance shall name DISTRICT, its officers, and employees as additional insured.
7. PROPERTY INSPECTION
a. The PAR TIES will perform a bilateral inspection of the Property prior to the commencement of the term of the Agreement for the purpose of ascertaining that the Property is in good condition and that CITY has complied with its prior use obligations. b. If the PAR TIES determine that the Property is not in good condition due to CITY's prior use, such use to be deemed the presumptive cause of the any such condition absent other evidence, CITY will complete, at its sole cost and expense, any remedial action necessary to return the Property to good condition.
c. DISTRICT or its authorized agent shall have the right to enter the Property at reasonable times and upon twenty-four hours (24) advance written notice to CITY, except in the case of emergency, to inspect the property periodically to ensure that the Property is in good condition.
8. GENERAL PROVISIONS
a. Notice. Every notice, demand, request, designation, consent, approval or other document or instrument delivered pursuant to this Agreement shall be in writing and shall be either personally delivered, sent by Federal Express or other reputable overnight courier, sent by facsimile transmission with the original subsequently delivered by other means within three (3) working days of the facsimile transmission, or sent by registered or certified United States Mail (postage prepaid, return receipt requested), to the addresses set forth below or to such other addresses as the PARTIES may designate from time to time:
If to District: Cypress School District
5816 Corporate Avenue, Suite 100
Cypress, California 90630
Attn: Larry Ferchaw, Assistant Superintendent, Business Services If to City: Cypress Recreation and Park District
5700 Orange Avenue
Cypress, CA 90630
Attn: Jeff Draper, Director of Recreation and Community Services Written notice served by registered or certified mail shall be deemed delivered three (3) days after 6 Joint Use Agreement
CSD I Cypress Recreation and Park District
55325939. 1/
the date mailed. Other notices shall be effective upon delivery. b. Covenants and Conditions. Each term and each provision of this Agreement performable by either party shall be deemed both a covenant and a condition. c. Partial Invalidity. If any term or provision of this Agreement or any extension or application thereof to any party or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Agreement or any extension or application shall be valid and enforced to the fullest extent permitted by law.
d. Waiver. No delay or omission in the exercise of any right or remedy of a non-defaulting party on any default shall impair such right or remedy or be construed as a waiver.
CITY's consent or approval of any action by the DISTRICT requiring CITY's consent or approval shall not be deemed to waive or render unnecessary CITY's consent to or approval of any subsequent act of DISTRICT. DISTRICT's consent or approval of any action by the CITY requiring DISTRICT's consent or approval shall not be deemed to waive or render unnecessary DISTRICT's consent to or approval of any subsequent act of CITY. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.
e. No Assignment. This Agreement and the duties and responsibilities of the PARTIES shall not be assigned by the PARTIES.
f. Entire Agreement. This Agreement represents the entire understanding of the PAR TIES as to those matters contained herein. No prior oral or written understanding shall be of any force or effect with respect to those matters covered by this Agreement. This Agreement may not be modified, altered or amended except in writing by the PARTIES. g. Headings. Headings at the beginning of each numbered article and section of this Agreement are solely for the convenience of the PARTIES and are not part of this Agreement. As they are intended for reference only, no legal significance of any kind shall be attached to such headings.
h. Governing Law. This Agreement shall be governed by the laws of the State of California and construed as if drafted by both CITY and DISTRICT. 7 Joint Use Agreement
CSD I Cypress Recreation and Park District
IN WITNESS WHEREOF, the PARTIES hereto have caused this Agreement to be executed by and through their authorized officers on the day, month and year first above written.
CYPRESS SCHOOL DISTRICT
By ~
55325939.1 /
Larry Ferchaw
Print Name
Assistant Superintendent, Business Services
Title
CYPRESS RECREATION AND PARK
DISTRICT
By ---------------- May or
ATTEST:
By ----------------
City Clerk
APPROVED AS TO FORM:
8 By ---------------- City Attorney
APPROVED AS TO CONTENT
By -------------- -- City Manager
INITIATED AND APPROVED
By ---------------- Director of Recreation and Community Services
Joint Use Agreement
CSD I Cypress Recreation and Park District
ROSEN ACACIA PARK (SWAIN)
Rosen Acacia Park
1.27 Acres
Swain Field
3.57 Acres
MOTT
4.43 Acres
Camp
.72 Acres
Portion used
as community
park
EXHIBIT "A"
Description of Property used by City
55325939.1/
CITY OF CYPRESS
CITY COUNCIL REPORT
City Council Regular 15.
FROM: Alicia Velasco, Planning Director
DATE: 08/25/2026
SUBJECT: Continued 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.
DISCUSSION
BACKGROUND
On July 14, 2026, the City Council conducted a public hearing to consider the Los Alamitos Race Course Specific Plan 3.0 Buildout Project. Following public testimony and City Council discussion, the item was continued to August 25, 2026.
DISCUSSION
Based on feedback received at the July 14 public hearing, proposed revisions have been made to the Development Agreement to address the following concerns:
Ensuring the Lot 5/6 park remains usable while accommodating its stormwater-retention function;
Consolidating at least one acre of the required two-acre park area; Highlighting the allowance that all, or a portion of, the Floating Park Space may be developed as a public square, plaza, or other pedestrian-oriented gathering space, and
Providing bicycle access to Lexington Park from Lexington Drive and/or Lot 2.
For ease of review, the affected pages of the Development Agreement are attached separately, with the proposed new language underlined. The original July 14 staff report is also attached for reference and provides the complete project background and analysis.
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
Proposed Development Agreement Revisions
Ordinance and Development Agreement
Project Renderings
Traffic Study
July 14 City Council Report
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37.5 37.6 39.7 38.6 33.4 37.2 33.4 35.6 35.5 35.4 35.6 36.5 37.9 36.4 35.8 38.6 41.6 39.6 37.2 37.1 35.2 33.7 34.1 33.5 33.9 34.6 35.3 34.9 36.1 35.2 34.6 35.5 36.6 36.4 40.2 39.4 40.3 36.1 38.7 36.5 37.8 37.5 38.3 39.7 35.3 34.3 34.9 35.3 34.3 34.8 34.9 35.3 35.5 35.4 36.4 36.7 38.6 38.6 38.7 38.7 35.9 35.8 36.6 36.2 36.2 35.7 34.3 34.2 35.4 34.6 36.2 35.4 36.7 36.3 38.1 36.7 36.9 39.6 38.6 38.5 38.7 36.8 35.7 35.8 36.7 38.4 39.8 39.6 39.4 34.6 34.5 34.9 34.9 35.2 35.4 35.5 35.6 35.7 35.9 36.4 36.7 37.6 37.8 37.5 37.5 37.1 36.9 36.6 35.8 35.7 35.9 36.6 36.4 36.1 34.4 34.8 34.5 34.4 34.8 36.4 36.9 37.1 37.2 36.8 37.4 38.7 38.2 38.7 36.7 39.9 39.3 38.6 38.8 41.1 35.8 35.9 36.1 36.4 36.7 36.9 36.8 36.7 36.4 35.8 36.4 35.7 35.8 35.4 35.4 35.3 34.6 34.9 34.5 34.5 34.3 34.1 33.8 33.7 33.5 33.4 33.4 33.5 33.4 33.2 32.8 32.2 32.7 31.9 31.8 31.7 31.7 31.5 32.9 31.1 30.8 30.9 31.2 30.6 30.7 30.2 30.4 29.2 29.6 29.9 29.8 29.8 29.9 31.2 31.4 29.7 30.7 32.5 32.1 29.1 30.1 32.5 29.5 33.6 38.9 30.5 29.9 35.8 33.6 33.4 33.5 33.4 33.7 34.5 38.5 32.1 31.9 31.2 30.9 35.2 34.4 28.9 31.9 34.6 33.6 31.1 32.7 32.9 33.8 36.2 32.8 32.5 34.9 35.2 34.7 34.8 34.6 22.4 32.3 32.8 30.6 28.6 28.8 29.1 34.8 35.3 35.4 28.8 29.9 32.3 33.2 31.9 32.7 32.6 37.6 31.8 30.7 28.7 34.7 32.9 36.8 33.4 31.8 32.9 32.2 32.8 34.1 32.6 33.1 36.6 32.9 32.2 32.9 33.8 32.1 33.8 35.2 36.4 34.8 35.1 36.2 36.2 32.7 33.1 33.2 34.1 33.1 35.9 35.2 32.8 37.4 37.3 35.2 35.2 36.7 35.9 37.1 36.7 34.9 34.9 33.9 33.9 36.1 36.7 37.8 37.3 35.8 29.1 32.2 33.1 33.1 29.9 31.2 30.7 32.4 39.4 35.5 35.5 33.5 36.4 35.7 35.7 36.8 36.7 37.5 38.6 36.4 36.4 37.1 37.6 36.8 34.2 34.533.3 35.6 33.4 34.8 35.2 41.5 31.5 32.4 32.5 52.9 33.8 32.1 33.2 35.3 35.334.7 36.4 35.1 34.4 35.3 35.6 36.1 36.1 35.7 36.5 35.4 35.8 36.4 35.7 34.7 36.7 36.5 36.5 36.4 34.6 32.5 32.433.4 31.3 33.4 31.1 33.4 32.2 35.5 31.4 34.1 31.9 31.9 31.7 32.2 33.2 32.1 32.2 30.6 40.2 35.4 38.2 34.3 33.4 31.2 31.3 31.8 31.5 31.2 31.5 38.3 37.3 36.4 34.3 34.7 31.5 31.3 31.1 32.1 35.4 34.9 32.5 30.7 30.3 30.7 33.2 32.9 34.8 32.1 36.4 37.7 32.7 37.6 33.3 47.2 41.6 31.7 32.8 30.3 32.5 30.3 30.3 30.3 29.5 30.3 30.5 31.6 29.6 29.5 29.6 30.1 29.9 30.2 29.3 27.5 27.2 29.8 28.5 29.8 30.3 30.1 30.2 29.4 29.2 30.9 29.1 28.6 31.4 29.6 29.7 28.5 30.4 30.7 29.8 28.6 29.6 28.4 27.5 26.8 28.2 24.4 29.9 31.3 31.6 32.3 32.5 31.432.7 28.7 29.1 30.5 30.2 30.5 31.7 32.4 30.4 30.5 31.2 33.7 31.2 31.7 34.5 35.3 32.7 35.3 33.1 32.2 32.3 35.7 34.1 35.1 33.7 33.9 32.9 33.1 33.2 35.5 36.5 36.1 37.2 37.4 35.8 35.3 39.3 35.4 35.8 38.6 36.7 35.6 35.9 35.4 36.7 37.4 36.1 37.2 36.2 40.5 35.1 40.9 35.8 36.1 37.9 38.4 37.6 37.5 37.5 34.8 36.3 35.3 34.9 35.4 35.2 33.9 34.5 34.4 33.5 34.6 32.7 33.7 33.4 32.4 33.4 33.4 32.7 31.8 35.2 35.3 35.2 35.8 32.7 33.1 30.1 30.4 29.8 29.4 32.3 W.L 27.011 W.L 27.011 W.L 27.011 W.L 30.50 W.L 30.50 W.L 30.50 W.L 30.88 W.L 30.88 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 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
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 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:
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
1 4/15/26 Frank Sherren 2026.04.16
SCott L. Gilmore, CFO
5/19/2026
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:
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 2
C
C
A
A
B
B
D
D
E
E
F
F
G
G
HH
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:
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
3 C
C
A
A
B
B
D
D
E
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:
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
4 D
D
E
E
F
F
G
G
H
H
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:
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
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:
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
1030.20
30 30 30
30 30 30
30 30 30 30
30 30
30 30
30 30
30 30 30
30 30
30 30
30 30 30
30 30 30 30
30 30
30 30
30 LOT 2 23.08 AC LOT 4 19.00 AC LOT 3 27.15 AC N.A.P. LOT 1 1.20 AC
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:
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
NOTE: DETAILS PROVIDED ARE CONCEPTUAL FINAL DETAILS TO BE PROVIDED FOR FINAL CONSTRUCTION DOCUMENTS 9 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
Pile
35 30 EXISTING APARTMENTS
MOODY
EXTENSION LOT 14
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:
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
MOODY ST. EXTENSION
W CERRITOS AVE. LOT 4 LOT 6 LOT 5 LOT 3 LOT 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:
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
N
SEE SHEET 1 MATCH LINE 12
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:
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
N
N
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:
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
N
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 August 25, 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, and August 25, 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 25th day of August, 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, and August 25, 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 3 Statement of Overriding Considerations (Exhibit “2” to this Resolution), and the Mitigation 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 25th day of August, 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 25th day of August, 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
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.
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.
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State Agencies
S-1 California Department of Toxic Substances Control (DTSC) March 26, 2026 S-2 California Department of Transportation (Caltrans), District 12 April 30, 2026 Regional Agencies
R-1 South Coast Air Quality Management District (SCAQMD) April 30, 2026 Local Agencies
L-1 Orange County Sanitation District (OC San) April 14, 2026 L-2 Orange County Public Works (OCPW) April 17, 2026
L-3 City of Los Alamitos April 20, 2026
L-4 City of Garden Grove April 30, 2026
Individuals
I-1 Ernesto Muñoz April 20, 2026
I-2 George Pardon April 26, 2026
I-3 Unidentified Commenter ([email protected]) April 29, 2026 I-4 Ernest and Cheryl Hanaoka April 30, 2026
1.2 FORMAT OF RESPONSES TO COMMENTS
The following pages provide responses to each coded comment letter. The comment code number is provided in the upper right corner of the comment letter, and individual comments within the letter are numbered along the right-hand margin of the letter. The City’s responses to the comment letter immediately follow each letter and are referenced by the index numbers in the margins.
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2.0 RESPONSES TO COMMENTS
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2.1 MASTER RESPONSES
Several comments received during the public review period raised similar concerns over the proposed project’s consistency with the Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan) and suggested implementation of a reduced development alternative in order to reduce or eliminate transportation impacts associated with implementation of the proposed project. In addition, several comments suggested that the proposed project construct an east-west through connection along Vessels Circle to reduce or eliminate transportation impacts, provide additional opportunities for alternative modes of transportation, and create redundancies for fire, police, and medical services. Master responses to these concerns/comments are provided below and referenced, as applicable, in the following response sections.
2.1.1 SPECIFIC PLAN CONSISTENCY
On November 5, 2024, the voters of the City of Cypress approved the current Specific Plan (i.e., Cypress Town Center and Commons Specific Plan 3.0) pursuant to “Measure S” as part of the Cypress Housing Element Implementation Project (Housing Implementation Project). The current Specific Plan superseded and replaced the 2018 Specific Plan. Prior to the voters' approval of Measure S, the City Council certified a Final Environmental Impact Report (SCH No. 2023040560) for the Housing Element Implementation Project (Housing Element Implementation Final EIR) that analyzed the environmental impacts associated with adding 676 residential units within the Specific Plan Area beyond the maximum number of residential units permitted under the 2018 Specific Plan.
The 2018 Specific Plan permitted a maximum of 1,250 residential units, so the increase of 676 units now allows a maximum of 1,926 residential units within the Specific Plan Area (including the 135 residential units previously developed as part of the Melia Project). As provided in Chapter 3.0, Project Description, the proposed project consists of the reasonably foreseeable buildout of a portion of the area governed by the Specific Plan that includes approximately 134 acres of land (Buildout Area) in the city. The proposed project also includes the approval of Vesting Tentative Tract Map No. 19247 (VTTM 19247).
The Draft EIR analyzed buildout of the Specific Plan within the Buildout Area at a “programmatic” level. According to State CEQA Guidelines Section 15168, a Program EIR may be prepared for a series of actions that are related geographically, as logical parts in a chain of contemplated actions, or in connection with the issuance of plans that govern the conduct of a continuing program (per Section 15168(a) of the State CEQA Guidelines). The Draft EIR evaluates environmental impacts at a programmatic level, based on the overall buildout scenario under the proposed project.
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 primary concern raised in comments related to the proposed project’s consistency with the Specific Plan is whether the proposed project would provide pedestrian and bicycle trails as contemplated in the Specific Plan. The Draft EIR addresses access and circulation (including pedestrian and bicycle) of the Buildout Area in several places as noted below.
As shown in Figure 3-5: Vesting Tentative Tract Map No. 19247, of the Draft EIR, the proposed project evaluated in the Draft EIR assumes the extension of Moody Street from Cerritos Avenue to S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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As discussed in Section 4.17, Transportation, of the Draft EIR, implementation of the proposed project would provide sidewalks along the project frontages and throughout the Buildout Area that would provide connections to existing pedestrian and bicycle facilities in the surrounding area.
Specifically, as discussed in Section 4.17 of the Draft EIR, the proposed project would include the addition of approximately 1 mile of bicycle facilities, connecting to the existing bicycle network. In addition, pedestrian access via sidewalks to the Buildout Area would be from Katella Avenue, Cerritos Avenue, Lexington Drive, and Vessels Circle, as extended. Additional pedestrian circulation improvements include sidewalks along the extension of Moody Street south of Cerritos Avenue.
These pathways, together with the existing pedestrian infrastructure on the surrounding streets, would ensure seamless integration with the broader pedestrian network consistent with the Specific Plan requirements. Additionally, as detailed in Mitigation Measure TRA-1, the proposed project would be required to implement feasible Transportation Demand Management (TDM) strategies to mitigate the proposed project’s Vehicle Miles Traveled (VMT) impact, which include 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.
In addition, as discussed in Chapter 3.0, future development within the Buildout Area may require the construction of private driveways, accessways and/or additional streets that would connect to the Moody Street and Vessels Circle extensions and existing public streets adjacent to the Buildout Area. However, because the proposed project is analyzed in the Draft EIR at the programmatic level and the specific future projects associated with implementation of the proposed project, including the specific accessways and internal roadway network beyond the main “backbone” roadways shown on Figure 3-5 of the Draft EIR, the specific locations and sizes cannot be determined at this time and would be determined during the design process of future development projects proposed within the Buildout Area.
Existing development in the Specific Plan area has incorporated dedicated pedestrian and bicycle trails, as contemplated by the Specific Plan, accented with new landscaping throughout the development and provides a connection to future pedestrian and bicycle trails developed on surrounding lots.
Future development projects associated with implementation of the proposed project would also be reviewed by the City on a project-by-project basis in order to ensure that the proposed development is consistent with the Specific Plan. Specifically, through the design review process,
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The proposed project would facilitate the implementation of the Specific Plan, and future development projects associated with implementation of the proposed project are required to submit a detailed site plan as part of the site plan review process that depicts the pedestrian pathways and bicycle trails that would be included in each development, consistent with the Specific Plan; therefore, the proposed project is considered consistent with the Specific Plan. However, it should be noted that although the Specific Plan includes the provision of pedestrian and bicycle trails within the Buildout Area, it does not require that these trails be public or dedicated to the City.
The Specific Plan requirements relate to providing pedestrian and bicycle trails may also be satisfied by providing private pedestrian and bicycle trails for use by residents that would connect to the City’s public pedestrian and bicycle network in the surrounding area.
2.1.2 REDUCED DEVELOPMENT ALTERNATIVE (30% REDUCTION)
Several comments received during the public review period suggested implementation of a reduced development alternative would reduce or eliminate transportation impacts associated with implementation of the proposed project, particularly VMT impacts. VMT measures the amount of driving a project is expected to generate compared to the regional average. It looks at the average number of miles people travel each day for activities like commuting, shopping, and errands. Under CEQA, VMT is used to evaluate a project’s impact on air quality and greenhouse gas emissions, since more travel generally results in more pollution. In addition, transportation impacts under CEQA are now evaluated based on a project’s effect on VMT as opposed to vehicle delay and Level of Service (LOS). This change came into effect on December 28, 2018, when the California Office of Administrative Law cleared the revised State CEQA Guidelines for use and removed vehicle delay and LOS from consideration under CEQA. In general, projects located near jobs, shops, and public transit tend to have lower VMT, while those in more auto-dependent areas tend to have higher VMT. Importantly, VMT does not measure traffic congestion or roadway conditions. It focuses on how far people travel, not how traffic flows, and is typically associated with a project’s location, not its density or scale.
As discussed in Section 4.17, Transportation, of the Draft EIR, the residential component of the proposed project would exceed the County's residential VMT significance thresholds under both existing and cumulative plus project conditions by 11.6 percent. As such, the proposed project would be required to implement feasible TDM strategies to mitigate the proposed project’s VMT impact, as detailed in Mitigation Measure TRA-1. However, implementation of Mitigation Measure TRA-1, which includes all feasible TDM strategies, would only reduce the proposed project’s residential VMT impact by 1.2 percent. As such, even with implementation of the identified TDM strategies, the proposed project’s residential VMT impact would remain significant, with a residential VMT impact of 10.4 percent over the significance threshold. Therefore, the proposed project’s VMT impact would be significant and unavoidable, as identified in the Draft EIR.
Chapter 5.0, Alternatives, of the Draft EIR, included a discussion of three alternatives that could feasibly attain most of the basic objectives of the proposed project but that may avoid or S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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Since preparation of the Draft EIR, a quantitative VMT assessment for the Reduced Development Alternative was conducted by Kimley-Horn and Associates, Inc. in order to further substantiate the alternative’s significant and unavoidable VMT impact determination. To calculate VMT for the Reduced Development Alternative, Orange County Transportation Analysis Model (OCTAM), Version
5.1 (OCTAM) was run for the cumulative plus alternative (2050) scenario, and calculations from the relevant OCTAM output files were completed to estimate the anticipated Home-Based VMT (for residential VMT) and Total Countywide VMT (for non-residential VMT) for the alternative’s Transportation 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). For non-residential uses, VMT is evaluated using a total VMT metric. Under this methodology, the project’s non-residential uses would result in a significant transportation impact if it would cause a net increase in total VMT greater than 0. Table B: Residential VMT Impacts Comparison, and Table C: Non-Residential VMT Impacts Comparison, below, provide a summary of the VMT analysis prepared for the Reduced Development Alternative and compares it to the proposed project’s VMT impacts.
Table B: Residential VMT Impacts Comparison
Analysis Scenario Proposed Project
Home-Based VMT/Capita
Reduced Development Alternative
Home-Based VMT/Capita
Significance Threshold
(15% Below Existing Regional Average) 13.21 13.21
Cumulative Plus Project (2050) 14.96 14.50
VMT in Excess of Significance Threshold 1.73 1.28
VMT % In Excess of Threshold 11.6% 8.8%
VMT % In Excess of Threshold (With
Mitigation) 10.4% 7.6%
Source: Kimley-Horn and Associates, Inc. (2026).
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Analysis Scenario Proposed Project
Total Countywide VMT
Reduced Development Alternative
Total Countywide VMT
Significance Threshold
(Net Increase in Total VMT) > 0 >0
Cumulative Plus Project (2050) Without
Retail 157,660,001 157,584,513
Cumulative Plus Project (2050) With
Retail 157,643,286 157,553,522
Net Change in VMT With Retail (2050) -16,715 -30,991
Source: Kimley-Horn and Associates, Inc. (2026).
As shown in Table C, the Reduced Development Alternative’s non-residential VMT would be below the County’s significance threshold for non-residential uses, resulting in a less than significant nonresidential VMT impact, similar to the proposed project. However, because the Reduced Development Alternative would exceed the residential significance threshold even with implementation of the same mitigation as the proposed project, as shown in Table B, the Reduced Development Alternative’s residential component would result in a significant and unavoidable VMT impact, similar to the proposed project. As such, transportation (VMT) impacts associated with the Reduced Development Alternative would continue to be significant and unavoidable. As such, implementation of a reduced development alternative, as suggested by several commenters, would not actually reduce or eliminate transportation impacts associated with implementation of the proposed project, particularly VMT impacts.
In addition, implementation of the Reduced Development Alternative would not meet the project objectives to the same extent as the proposed project. Specifically, while the Reduced Development Alternative would facilitate development of 1,253 residential units within the Buildout Area, which would help meet the significant unmet demand for housing in the city and the project vicinity, the Reduced Development Alternative would result in 538 fewer residential units than the proposed project. As such, the Reduced Development Alternative would not satisfy project objectives related to providing much need housing in the city to the same extent as the proposed project. Further, the Reduced Development Alternative would not develop the Buildout Area consistent with the City’s Housing Element and the voter-approved Specific Plan as it would not develop the site with 1,791 residential units and up to 440,000 square feet of non-residential development.
2.1.3 VESSELS CIRCLE THROUGH CONNECTION
Several comments received during the public review period questioned why Vessels Circle is not proposed to extend through the Buildout Area to terminate at Lexington Drive, providing an eastwest through connection. These comments suggested that this through connection would improve traffic flow, avoid the proposed project’s significant and unavoidable VMT impact, provide opportunities for alternative modes of transportation (pedestrian and bike mobility), and improve potential public health, safety, and welfare concerns.
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2 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» -8 The proposed project consists of the reasonably foreseeable buildout of the voter-approved Specific Plan, which did not include the provision of an east-west through connection through the Buildout Area. As provided in Chapter 3.0, Project Description, of the Draft EIR, the proposed project evaluated in the Draft EIR assumes 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 voter-approved Specific Plan. The Moody Street extension would traverse the Buildout Area, passing adjacent to Lots 3, 4, 13, and 14 in 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 VTTM 19247. Accordingly, the Vessels Circle extension is proposed to result in a new terminus at Moody Street and would not create an east-west through connection from Moody Street to Lexington Drive through the Buildout Area. This proposal is consistent with the “backbone” circulation network provided in the Specific Plan.
As discussed above, VMT measures the amount of driving a project is expected to generate compared to the regional average and looks at the average number of miles people travel each day for activities like commuting, shopping, and errands. In general, projects located near jobs, shops, and public transit tend to have lower VMT, while those in more auto-dependent areas tend to have higher VMT. Importantly, VMT does not measure traffic congestion or roadway conditions. It focuses on how far people travel, not how traffic flows. While construction of an east-west Vessels Circle through connection to Lexington Drive would nominally reduce VMT associated with vehicles traveling east and west of the Buildout Area as vehicles would not have to drive around the Buildout Area, based on existing peak hour traffic volumes taken for the Lexington Drive/Cerritos Avenue, Lexington Drive/Katella Avenue, Walker Street/Katella Avenue, and Walker Street/Cerritos Avenue intersections, there is little demand for vehicle trips traveling east and west through the Buildout Area and most vehicles are traveling to and from farther locations. Accordingly, the minor reduction in VMT associated with vehicles traveling east and west of the Buildout Area would not result in any meaningful VMT reduction associated with buildout of the proposed project and would not change the overall VMT conclusions presented in the VMT Memo and Draft EIR. Therefore, because a Vessels Circle east-west through connection to Lexington Drive would not substantially reduce the distance people are traveling to and from the Buildout Area, modifying the proposed project to include a Vessels Circle east-west through connection to Lexington Drive would not reduce or avoid the proposed project’s significant and unavoidable VMT impact. This proposal also was not contemplated in the Specific Plan and construction of a new east-west connection would not be permitted under the existing Specific Plan. An amendment to the Specific Plan would be required, which necessitates another voter-approval, similar to the Measure S approval process.
In addition, as previously discussed, because the proposed project is analyzed in the Draft EIR at the programmatic level, the specific future projects associated with implementation of the proposed project, including the specific accessways and internal roadway network beyond the main “backbone” roadways shown on Figure 3-5 of the Draft EIR, cannot be determined at this time.
Future development projects associated with implementation of the proposed project would be reviewed by the City on a project-by-project basis in order to ensure that the proposed development is consistent with the Specific Plan. Specifically, through the design review process, future development projects would be required to submit a detailed site plan that depicts the
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Further, as discussed in Section 4.17, Transportation, of the Draft EIR, implementation of the proposed project would provide sidewalks along the project frontages and throughout the Buildout Area that would provide connections to existing pedestrian and bicycle facilities in the surrounding area. Specifically, as discussed in Section 4.17 of the Draft EIR, the proposed project is assumed to include the addition of approximately 1 mile of bicycle facilities, connecting to the existing bicycle network. In addition, pedestrian access via sidewalks to the Buildout Area would be from Katella Avenue, Cerritos Avenue, Lexington Drive, and Vessels Circle, as extended. Additional pedestrian circulation improvements include sidewalks along the extension of Moody Street south of Cerritos Avenue. These pathways, together with the existing pedestrian infrastructure on the surrounding streets, would ensure seamless integration with the broader pedestrian network, effectively linking the Buildout Area with nearby amenities and transit options.
Additionally, as detailed in Mitigation Measure TRA-1, the proposed project would be required to implement feasible TDM strategies to mitigate the proposed project’s VMT impact, which include 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 offsite sidewalks to improve sidewalk coverage and pedestrian access to the surrounding area. All future development facilitated by the proposed project would be required to comply with the requirements of Mitigation Measure TRA-1 related to providing and improving bicycle and pedestrian facilities, as well as City policies regarding bicycle parking and other infrastructure. In addition, the proposed project would not include features that would disrupt existing or planned bicycle or pedestrian facilities. Therefore, the proposed project would improve pedestrian and bicycle mobility in the Buildout Area and in the surrounding area and would help further the City’s goals of promoting alternative transportation.
As discussed in Section 4.15, Public Services, of the Draft EIR, based on communication with the Orange County Fire Authority (OCFA) and Cypress Police Department (CPD), implementation of the proposed project would not result in any significant impacts related to fire, police protection, or emergency services. In addition, all future projects implemented in accordance with the proposed project would be required to adhere to all OCFA and CPD requirements, including providing adequate fire flow/structure protection to the properties, hydrants spaced to meet the minimums identified in the fire code, and providing adequate access for emergency vehicles.
Further, all future development projects would be required to obtain City approval of building plans prior to issuance of building permits and would be required to demonstrate during the development review process that law enforcement providers would be able to provide adequate police protection services. In addition, through the City budgetary process a portion of development impact fees would be directed to the CPD, as deemed necessary. The development impact fees have been adopted by the City and are updated periodically following the preparation of a nexus study to confirm that the impact fees are in alignment with the costs required to complete new capital improvements to serve the new development. Future development would also be required to S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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2 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» -10 comply with Regulatory Compliance Measure PS-1, which requires coordination with OCFA to determine if any development impact fees will be required for the project related to OCFA staffing and service. Therefore, implementation of the proposed project would not result in any potential significant impacts related to public health, safety and welfare.
Overall, implementation of the proposed project, which does not currently include an east-west Vessels Circle through connection to Lexington Drive, would be consistent with City goals related to encouraging alternative modes of transportation and improving pedestrian and bicycle connections, and does not result in any potentially significant impacts related to public health, safety and welfare.
In addition, the provision of an east-west Vessels Circle through connection to Lexington Drive would not reduce the proposed project’s significant and unavoidable VMT impact.
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2.2 STATE AGENCIES
S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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dtsc.ca.gov
SENT VIA ELECTRONIC MAIL
March 26, 2026
Alicia Velasco
Planning Director
City of Cypress
5275 Orange Avenue
Cypress, CA 90630
[email protected]
RE: DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE SPECIFIC PLAN 3.0 BUILDOUT PROJECTDATED MARCH 17, 2026, STATE CLEARINGHOUSE NUMBER 2025040377
Dear Alicia Velasco,
The Department of Toxic Substances Control (DTSC) reviewed the Draft Environmental Impact Report (DEIR) for the Specific Plan 3.0 Buildout Project (Project). The proposed Project 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 in the city. The proposed Project includes the approval of Vesting Tentative Tract Map No. 19247 which includes lots with a total land area of approximately 151.6 acres. The proposed Project evaluated in this Draft EIR includes 1,791 residential units and 440,000 square feet of non-residential uses that could occur within the Buildout Area.
According to the Phase I Environmental Site Assessment conducted by Partner Engineering and Science, Inc. (Partner), Historical Recognized Environmental Conditions, Controlled Recognized Environmental Conditions, and Business Environmental Risks were detected on the Project site and Partner recommended that Comment Letter S-1
S-1-1
S-1-2
Alicia Velasco
March 26, 2026
an Operation and Maintenance (O&M) Program should be implemented.
DTSC recommends and requests consideration of the following comments
1. Since the proposed Project includes residential development, DTSC recommends that the City of Cypress enter into a voluntary agreement to address any existing contamination on the property or receive oversight from a self-certified local agency, DTSC, or the Regional Water Quality Control Board. If entering into one of DTSC’s voluntary agreements, please note DTSC uses a single standard Request for Lead Agency Oversight Application for all agreement types. Please apply for DTSC oversight using this link: Request for Agency Oversight Application. Submittal of the online application includes an agreement to pay costs incurred during agreement preparation. If you have any questions about the application portal, please contact the relevant Regional Brownfield Coordinator for your Project.
2. DTSC recommends all imported soil/fill material be tested to ensure all COCs meet screening levels as outlined in DTSC's Preliminary Endangerment Assessment Guidance Manual. Furthermore, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing soil/fill is necessary. To minimize the possibility of introducing contaminated soil/fill material, there should be documentation of the origins of the soil/fill material and, if applicable, sampling be conducted to ensure that the imported soil/fill material is suitable for the intended land use. The sampling should include analysis based on the source of the soil/fill and knowledge of prior land use.
DTSC appreciates the opportunity to comment on the DEIR for the Specific Plan 3.0 Buildout Project. Thank you for your assistance in protecting California’s people and environment from the harmful effects of toxic substances. If you have any questions or would like clarification on DTSC’s comments, please respond to this letter or via email for additional guidance.
S-1-2 cont.
S-1-3
S-1-4
S-1-5
Alicia Velasco
March 26, 2026
Sincerely,
Tamara Purvis
Associate Environmental Planner
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
[email protected]
Los Alamitos Race Course
Project Applicant
[email protected]
Ryan Bensley
Principal / Consultant
LSA Associates, Inc. / Consulting Firm
[email protected]
Dave Kereazis
Associate Environmental Planner
HWMP-Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Scott Wiley
Analyst II
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
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2.2.1 CALIFORNIA DEPARTMENT OF TOXIC SUBSTANCES CONTROL (DTSC) Letter Code: S-1
Date: March 26, 2026
Response to Comment S-1-1
This comment provides introductory remarks and summarizes the proposed project.
The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-1-2
This comment summarizes the conclusions and recommendations provided in the Phase I Environmental Site Assessment (ESA) prepared for the proposed project. Specifically, this comment states that the Phase I ESA identified historical recognized environmental conditions (HREC), controlled recognized environmental conditions (CREC), and business environmental risks (BER) within the Buildout Area and recommends an Operation and Maintenance (O&M) Program be implemented.
The results of the Phase I ESA prepared for the proposed project were summarized and discussed in Section 4.9, Hazards and Hazardous Materials, of the Draft EIR. In addition, as provided in Section
4.9, future development facilitated by the proposed project would be required to implement Mitigation Measure HAZ-1. Mitigation Measure HAZ-1 requires implementation of the recommendations provided in the Phase I ESA, including preparation and implementation of an O&M Plan to safely manage the asbestos containing materials (ACMs) and lead based paint (LBP) associated with the existing buildings within the Buildout Area. Mitigation Measure HAZ-1 also requires providing a copy of the Draft EIR to the Orange County Health Care Agency (OCHCA) to notify them of the proposed change in land use facilitated by the proposed project. As such, the proposed project would implement the recommendations provided in the Phase I ESA.
Response to Comment S-1-3
This comment recommends that, because the proposed project includes residential uses, the City enter into a voluntary agreement to address any existing contamination within the Buildout Area or receive oversight from a self-certified local agency, DTSC, or the Regional Water Quality Control Board (RWQCB).
As discussed above and in Section 4.9, Hazards and Hazardous Materials, of the Draft EIR, the Phase I ESA identified the presence of a CREC, a HREC, and a BER in association with the Buildout Area. The identified HREC was associated with a 2,000-gallon, two-compartment underground storage tank (UST) used for gasoline and diesel fuel located in the former golf course maintenance area near Lexington Drive, which was removed in March 2004. Due to the removal of the UST, regulatory oversight and closure, limited impacts below risk thresholds, and subsequent redevelopment of the site, the former UST is considered an HREC and no longer presents a hazardous environmental condition associated with the Buildout Area. The potential BER is associated with the age of the S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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2 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» -18 buildings on site, which may include ACMs or LBP. The identified CREC was related to the historical removal of four USTs—two 10,000-gallon, one 2,000-gallon, and one 1,000-gallon—that had been used to store gasoline and diesel for maintenance vehicles. These tanks were removed in 1988 under the oversight of the OCHCA. By 1996, OCHCA granted regulatory case closure, confirming that remaining contamination levels were below thresholds of concern. The closure requires notification of OCHCA if a change in land use is proposed.
The Draft EIR prescribed Mitigation Measure HAZ-1, requires implementation of the recommendations provided in the Phase I ESA, including preparation and implementation of an 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 due to the proposed project’s change in land use. In compliance with Mitigation Measure HAZ-1, a copy of the Draft EIR and the NOC was provided to OCHCA as part of the public review process. The implementation of the recommendations provided in the Phase I ESA, as required by Mitigation Measure HAZ-1, would reduce potential impacts associated with the release of hazardous materials into the environment through reasonably foreseeable upset and accident conditions to less than significant. In addition, no active recognized environmental conditions (REC) were identified within the Buildout Area, and no additional subsurface investigations were recommended. The City has not received any correspondence from OCHCA in response to the NOP and Draft EIR.
Although there is no evidence of existing contamination within the Buildout Area that would create a significant hazard to the public or the environment based on the results of the Phase I ESA, the City will consider entering into a voluntary agreement with a self-certified local agency, DTSC, or the RWQCB as part of the development process.
Response to Comment S-1-4
This comment recommends that all imported soil/fill material be tested to ensure all chemicals of concern (COCs) meet screening levels as outlined in DTSC's Preliminary Endangerment Assessment Guidance Manual. This comment also advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing soil/fill is necessary, documenting of the origins of the soil/fill material, and, if applicable, conducting sampling to ensure that the imported soil/fill material is suitable for the intended land use.
Development within the Buildout Area facilitated by the proposed project would occur on a projectby-project basis and the specific design and sequencing of those projects cannot be determined at this time. Future construction would include grading and excavation activities that could require the import of soil/fill material. Consistent with DTSC’s guidance, future development under the proposed project would be required to test all imported soil and fill material or source soil and fill material from a provider that is able to certify that the soil has been tested and meets established safety standards in order to minimize the possibility of introducing contaminated soil and fill material to the project site, consistent with standard construction practices.
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This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future communications with DTSC regarding development of the proposed project.
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“Improving lives and communities through transportation.” DISTRICT 12
1750 East 4th Street, Suite 100 | SANTA ANA, CA 92705
(657) 328-6000 | FAX (657) 328-6522 TTY 711
https://dot.ca.gov/caltrans-near-me/district-12
April 30, 2026
Ms. Alicia Velasco
Planning Director
City of Cypress
5275 Orange Avenue
Cypress, California 90630
File: LDR/CEQA
SCH: 2025040377
12-ORA-2025-03062
I-605, PM R1.441
I-405, PM 20.812
SR 22, PM R1.104
SR 39, PM 11.211
Dear Ms. Velasco,
Thank you for including the California Department of Transportation (Caltrans) in the review of the Draft Environmental Impact Report (DEIR) for the Specific Plan
3.0 Buildout Project (Project). The proposed Project includes the approval of Vesting Tentative Tract Map No. 19247 (VTTM 19247). The land subject to VTTM 19247 is greater than the Specific Plan Area because VTTM 19247 includes Lots 8 and 9, which are part of the existing Grace Church property and include approximately 17.55 acres of land located outside the area governed by the Specific Plan. The environmental analyses in this DEIR do not consider future development of Lots 8 and 9. The development scenario evaluated in the DEIR will include 1,791 residential units and 480,000 square feet of non-residential uses.
VTTM 19247 includes 14 numbered lots. The proposed project 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.
Regional vehicular access to the Project area is provided by Interstates (I-) 605 and I-405, which are approximately 1.5 miles to the west and 2.1 miles to the south, respectively; State Route (SR) 39, approximately 2.7 miles to the east; and SR 22, approximately 2 miles to the south. I-605, I-405, SR 39, and SR 22 are under the ownership and operation of Caltrans, which acts as a commenting agency for this project. Accordingly, Caltrans has provided the following feedback:
Comment Letter S-2
S-2-1
S-2-2
City of Cypress
April 30, 2026
“Improving lives and communities through transportation.”
1. On May 5th, 2025, the Caltrans District 12 Branch of Local Development Review (LDR)-Climate Change-Transit Planning submitted a letter to City of Cypress that included the following comment: “Analysis and discussion of the 95% vehicle queue is being requested. This is due to the additional trips on the off-ramp(s) that lead to the site and/or left-turn lane to onramp that came from the site at Valley View Street interchange. If there is an overflow to the adjacent lane(s), there is a potential cause of safety concerns.” The comment is not included in Table 2.A (Notice of Preparation Agency Comments Received) of the DEIR. Please revise the table to include the comment. In addition, to ensure that any potential safety concern is addressed, please address the comment.
2. Analysis and discussion of the 95% vehicle queue is being requested. This is due to the additional trips on the I-605 off-ramp(s) that lead to the site and/or right and left-turn lanes to on-ramp that came from the site at Katella Ave and W Cerritos Ave. If there is an overflow to the adjacent lane(s), there is a potential cause of safety concerns.
3. The Traffic Study for: Cypress Specific Plan 3.0 Buildout indicates that the Project would generate approximately 21,041 vehicle trips daily, with 1,019 trips in the morning peak hour and 1,418 trips in the evening peak hours. In addition, figure 6A and 6B shows the percentage of traffic distribution direction toward state facilities. For I-605 and Cerritos ramps, I-605 and Katella Ramps, and SR 22 and Valley View Street Ramps, please demonstrate whether the project-related traffic effect is considered deficient or not under the Highway Capacity Manual (HCM) methodology and per Caltrans Guidelines.
4. Please ensure that Caltrans is informed of any subsequent bids or future phases of development associated with this Specific Plan.
5. Caltrans supports local developments that are consistent with State planning priorities intended to promote equity, strengthen the economy, protect the environment, and promote public and health safety. This can be achieved by promoting smart growth principles in projects which provide a diversity of housing choices and destinations accessible by active transportation (i.e. bicycle and pedestrian) and transit users.
S-2-3
S-2-4
S-2-5
S-2-6
S-2-7
City of Cypress
April 30, 2026
“Improving lives and communities through transportation.”
6. Caltrans recommends outlining the expected number of units that will be made affordable and the income levels of the affordable units in support of the final 2014-2021 Regional Housing Needs Assessment (RHNA) adopted by Southern California Association of Governments (SCAG), which identified the 2021-2029 future housing need for City of Cypress as 3,936 units, including 1,807 lower-income units.
7. Caltrans recognizes there is a strong link between transportation and land use. Development can have a significant impact on traffic and congestion on State transportation facilities. In particular, the pattern of land use can affect both local vehicle miles traveled and the number of trips. Caltrans supports collaboration with local agencies to work towards a safe, functional, interconnected, multi-modal transportation network integrated through applicable “smart growth” type land use planning and policies.
8. Caltrans supports measures to unbundle residential parking costs from property costs to decrease vehicle ownership and incentivize the use of public transit, resulting in a reduction of Vehicle Miles Traveled (VMT) and GHG emissions. For additional guidance, please refer to CAPCOA Handbook Strategy T-16.
9. Caltrans encourages the design of Complete Streets that include highquality pedestrian, bicycle, and transit facilities that are safe and comfortable for users of all ages and abilities. Improvements may include providing secure bicycle parking, pedestrian-oriented LED lighting, wayfinding signage, and comfortable connections to nearby active transportation and/or transit facilities. Complete Streets improvements also promote regional connectivity, improve air quality, reduce congestion, promote improved first-/last-mile connections, and increase safety for all modes of transportation. Continue to incorporate Complete Streets in project development.
10. The project is adjacent or close to several existing bike facilities: Class I bike lanes on Walker Street; Class II bike lanes on Moody Street and Walker Street; and Class III bike lanes on Cerritos Avenue. Caltrans S-2-8
S-2-9
S-2-10
S-2-11
S-2-12
City of Cypress
April 30, 2026
“Improving lives and communities through transportation.” therefore recommends the inclusion of secure and functional short-term bike parking. Short-term bike parking at public locations should be placed in visible areas that are close to main destinations and should be installed at least 24” away from walls and other objects (e.g. trash cans, plants, etc.). With the increasing popularity of electric bikes and cargo/utility bikes, bike parking should also be designed to accommodate different styles, sizes, and weights of bikes (e.g. cargo bike, bike with trailer, adult tricycle, etc.). For additional guidance on bicycle parking best practices, see the “Essentials of Bike Parking” guidance created by the Association of Pedestrian and Bicycle Professionals (link to online PDF:
https://www.apbp.org/Publications).
11.During construction, please ensure that appropriate detours and safety measures are in place that prioritize mobility, access, and safety for all modes of transportation, including bicyclists, pedestrians, and transit users.
12.Orange County Transportation Authority (OCTA) Route 50 runs along Katella Avenue and currently has existing bus stops near Lexington Drive, Siboney Street, Winners Circle, and Walker Street in the vicinity of the Buildout Area. Route 50 provides transportation to/from the Cities of Orange and Long Beach via Katella Avenue. OCTA Route 123 runs along Valley View Street. Caltrans encourages collaboration with OCTA to increase transit frequency to reduce waiting and overall travel times, which improves the user experience and increases the attractiveness of transit service. This results in a mode shift from single occupancy vehicles to transit, which reduces VMT and associated Greenhouse Gas (GHG) emissions. For additional guidance, please refer to the California Air Pollution Control Officers Association (CAPCOA) Handbook Strategy T-26.
13.Please consider providing improvements to the nearest bus stops in each direction, such as bus shelters and other amenities. The developer could also consider adopting nearby bus stops for ongoing cleaning and maintenance to make it safer and more comfortable to ride transit. For additional guidance, please refer to CAPCOA Handbook Strategy T-46.
14.Please consider providing transit subsidies to residents as an incentive to increase transit ridership, resulting in a reduction of VMT and GHG S-2-12
cont.
S-2-13
S-2-14
S-2-15
S-2-16
City of Cypress
April 30, 2026
“Improving lives and communities through transportation.” emissions. For additional guidance, please refer to CAPCOA Handbook Strategy T-9.
15. The Draft EIR should quantify project generated truck activity, including daily/peak hour truck trips by class, delivery schedules, staging behavior, and loading/unloading profiles.
16.Please evaluate whether the State Highway System (SHS) on-/off-ramps serving the project area have adequate storage capacity to prevent truck queues from spilling back into the mainline or onto local streets, and whether signal timing at ramp terminals provides sufficient clearance for heavy vehicles. Sight distance at driveways and intersections must remain unobstructed to ensure safe truck ingress/egress.
17. The Final EIR should include a detailed analysis of internal circulation, including how trucks will navigate separate areas for processing, loading, staging, and employee/customer parking. Clear separation of functions reduces conflict risk and improves operational efficiency.
18.If on-street loading or curbside deliveries are proposed, please ensure freight-only spaces do not intrude into bicycle lanes or travel lanes, loading ramps do not block pedestrian pathways, delivery windows avoid peak commute hours, and enforcement mechanisms are in place.
19. The Final EIR should also address truck turning radii, internal posted speed limits, height clearances, and potential conflicts with vulnerable road users. For locations with high pedestrian/bicycle activity, additional safety treatments (e.g., marked crossings, lighting, sight line improvements) should be considered.
20.Projects in the buildout should include zero or near zero emissions infrastructure, such as electric charging stations for passenger vehicles and Zero Emission Vehicle(ZEV) Trucks.
21.If the project area overlaps with Assembly Bill (AB) 617 communities or high scoring CalEnviroScreen tracts, the Final EIR should describe how community identified concerns (noise, air quality, mobility barriers) will be S-2-16
cont.
S-2-17
S-2-18
S-2-19
S-2-20
S-2-21
S-2-22
S-2-23
City of Cypress
April 30, 2026
“Improving lives and communities through transportation.” mitigated to less than significant levels where feasible. Consider measures such as urban greening (e.g., green walls), enhanced buffer zones, dedicated truck routes to avoid sensitive land uses, and air and noise reduction strategies.
22.Project plans and traffic control plans must be stamped and signed by a licensed engineer. For all plans, including traffic control plans, Caltrans Right-of-Way (R/W) lines should be clearly labeled, which include existing and proposed (if there are any changes to Caltrans R/W), the north arrow, the edge of pavement, and edge of the sidewalk, if applicable. When submitting the application, please include final Environmental Clearance Documentation, relevant design details including design exception approvals and construction and drainage plans, traffic control plans, traffic management plan and traffic impact study if proposed traffic delay of 30 minutes above normal recurring traffic delay is anticipated, any Caltrans R/W certifications if needed, maintenance agreement as needed, shoring plans for any excavation 5-feet or more, ADA certification, and any letter of authorizations.
Caltrans’ mission is to improve lives and communities through transportation.
Please continue to coordinate with Caltrans for any future developments that could potentially impact State transportation facilities. If you have any questions, please do not hesitate to contact Arlo Phan at [email protected].
Sincerely,
Cole Iwamasa (on Behalf of Scott Shelley)
Office Chief
Division of Transportation Planning
Caltrans, District 12
S-2-23
cont.
S-2-24
S-2-25
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2.2.2 CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS), DISTRICT 12 Letter Code: S-2
Date: April 30, 2026
Response to Comment S-2-1
This comment provides introductory remarks and summarizes the proposed project evaluated in the Draft EIR.
The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-2-2
This comment states that because regional vehicular access to the Buildout Area is provided by Interstate (I-) 605, I-405, State Route (SR-) 39, and SR-22, which are owned and operated by Caltrans, Caltrans has provided comment on the proposed project and Draft EIR.
The City acknowledges this comment. The responses to the specific comments provided by Caltrans are provided in Response to Comment S-2-3 through Response to Comment S-2-24, below.
Response to Comment S-2-3
This comment states that the letter sent by Caltrans District 12 on May 5, 2025, in response to the NOP prepared for the proposed project, which requested analysis and discussion of the 95 percent vehicle queue, was not included in Table 2.A: Notice of Preparation Agency Comments Received, of the Draft EIR, and requested the comment letter be added and addressed.
As provided in Section 3.0, Errata, of this Final EIR, Table 2.A: Notice of Preparation Agency Comments Received, of the Draft EIR has been updated to include the NOP comment letter from Caltrans. It should be noted that although this NOP comment letter was not included in Table 2.A of the Draft EIR, this letter was summarized and discussed in Section 4.17, Transportation, of the Draft EIR.
Refer to Response to Comment S-2-4, below, for the discussion of the 95 percent vehicle queue and potential safety concerns.
Response to Comment S-2-4
This comment requests the analysis and discussion of the 95 percent vehicle queue and the potential safety concerns if there is an overflow to adjacent lane(s).
In response to the NOP released in April 2025 for the proposed project, Caltrans requested that the Draft EIR include an analysis and discussion of the 95 percent vehicle queue due to the additional trips on the State on/off-ramps that lead to and from the Buildout Area, including at the SR22/Valley View Street interchange. Based on the anticipated number of vehicles that would use these on/off-ramps, as provided by the Traffic Study prepared for the proposed project, this analysis S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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2 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» -30 was determined not to be warranted in order to conclude that traffic safety impacts, including substantially increasing hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses, would be less than significant. As such, the Draft EIR did not include the queuing analysis.
Nonetheless, in response to Caltrans’ scoping comments as well as similar comments included in its Draft EIR comment letter requesting a 95 percent queuing analysis, Kimley Horn Associates prepared the Caltrans 95% Vehicle Queue Analysis (95% Vehicle Queue Analysis)1 which was sent to Caltrans on April 30, 2026 to address the concerns raised by the commenter. As described above, the queuing analysis is not required under CEQA because the proposed project’s contribution to traffic volumes on nearby on/off-ramps would be limited and have a less than significant impact related to traffic safety (e.g., geometric design, incompatible uses, etc.). The queuing analysis is also not required under a VMT analysis. The results of the analysis indicate the following:
• Westbound left and right vehicle queues on the SR-22 Westbound Off-ramp for the Build-Out 2038 and Build-Out 2038 Plus Project would be contained with the existing storage capacity during both peak hours. The proposed project would add approximately two vehicles to the westbound right-turn movement during the PM peak hour.
• Northbound right-turn vehicle queues at the Valley View Street/Bolsa Chica Road intersection at Garden Grove Boulevard would exceed the pocket storage for the Build-Out 2038 and Build-Out 2038 Plus Project conditions; however, the fourth through lane is a drop lane that becomes the right-turn pocket and there is sufficient lane storage to accommodate the turn movement queue. The proposed project would not add vehicles to this movement. • Southbound left-turn vehicle queues at the Valley View Street/Bolsa Chica Road intersection at Garden Grove Boulevard would exceed the pocket storage for the Build-Out 2038 and Build-Out 2038 Plus Project conditions by approximately a half-length of a passenger vehicle. However, the dual turn pocket opening would be sufficient to accommodate this queue exceedance. The proposed project would add approximately one vehicle.
• Westbound left and right vehicle queues on the SR-22 Westbound Off-ramp for the Build-Out 2038 and Build-Out 2038 Plus Project would exceed the pocket storage for the Build-Out 2038 and Build-Out 2038 Plus Project. However, the westbound lanes become drop lanes into both the left and right-turn pockets and there is approximately 700 feet to the next intersection to accommodate the anticipated vehicle queues. The proposed project would add approximately one vehicle in the PM peak hour and would not add vehicles to the westbound left-turn movement.
Overall, because the 95% Vehicle Queue Analysis determined that the vehicle queues with implementation of the proposed project could be adequately accommodated by the existing lane configurations, implementation of the proposed project would not result in potential safety concerns due to an overflow to adjacent lanes. Therefore, the 95% Vehicle Queue Analysis confirms that traffic safety impacts with implementation of the proposed project, including substantially 1 Kimley-Horn and Associates, Inc. 2026. Caltrans 95% Vehicle Queue Analysis. April 30.
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In addition, as discussed in Section 4.17, Transportation, of the Draft EIR, 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 City’s Municipal Code and applicable Public Works Design Standards, which establish minimum requirements for street widths, curb return radii, intersection design, and driveway access. Except as otherwise provided in the Specific Plan, driveway design and access control shall also comply with the City’s Municipal Code, 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. 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. Further, all final improvement and site access plans shall be subject to review and approval by the City’s Public Works 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, as provided in the Draft EIR.
Response to Comment S-2-5
This comment is related to the Traffic Study prepared for the proposed project and requests that potential deficiencies under the Highway Capacity Manual (HCM) methodology and/or the Caltrans Guidelines be demonstrated for the I-605 and Cerritos Avenue ramps, the I-605 and Katella Avenue ramps, and the SR-22 and Valley View Street ramps.
The City acknowledges this comment. As previously discussed, transportation impacts under CEQA are evaluated based on a project’s effect on VMT, not LOS. The Traffic Study is only referenced in the Draft EIR as it relates to the anticipated number of daily vehicle trips associated with full buildout of the proposed project. No analysis contained in the Traffic Study is included in the Draft EIR, and the Traffic Study is provided on the City’s website for informational purposes only. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-2-6
This comment requests that Caltrans be informed of any subsequent bids or future phases of development associated with implementation of the Specific Plan.
The City will continue to inform and coordinate with Caltrans regarding future development of the Buildout Area associated with implementation of the proposed project. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
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This comment states that Caltrans supports local developments that are consistent with State planning priorities intended to promote equity, strengthen the economy, protect the environment, and promote public and health safety, which can be achieved by promoting smart growth principles in projects which provide a diversity of housing choices and destinations accessible by active transportation (i.e. bicycle and pedestrian) and transit users.
As discussed in Chapter 3.0, Project Description, of the Draft EIR, the Specific Plan includes six land use districts that permit housing at a range of densities, which allows for the development of various housing typologies. Specifically, the Specific Plan’s Mixed-Use (Town Center/HDR) District permits higher-density residential development with a maximum density of 30 dwelling units per gross acre.
The Mixed-Use (Town Center/MDR) District allows for medium-density residential development with a maximum density of 15 dwelling units per acre. The Specific Plan also includes a Residential District that allows a mix of attached and detached single family residential uses as well as two other land use districts that would allow medium density residential development. Therefore, the proposed project would provide for a variety of residential densities and housing typologies.
In addition, as discussed in Section 4.17, Transportation, of the Draft EIR, implementation of the proposed project would provide sidewalks along the project frontages and throughout the Buildout Area that would provide connections to existing pedestrian and bicycle facilities in the surrounding area. Specifically, the proposed project is assumed to include the addition of approximately 1 mile of bicycle facilities, connecting to the existing bicycle network. In addition, pedestrian access via sidewalks to the Buildout Area would be from Katella Avenue, Cerritos Avenue, Lexington Drive, and Vessels Circle, as extended. Additional pedestrian circulation improvements include sidewalks along the extension of Moody Street south of Cerritos Avenue. These pathways, together with the existing pedestrian infrastructure on the surrounding streets, would ensure seamless integration with the broader pedestrian network, effectively linking the Buildout Area with nearby amenities and transit options.
Additionally, as detailed in Mitigation Measure TRA-1, the proposed project would be required to implement feasible TDM strategies to mitigate the proposed project’s VMT impact, which include 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 offsite sidewalks to improve sidewalk coverage and pedestrian access to the surrounding area. All future development facilitated by the proposed project would also be required to comply with City policies regarding bicycle parking and other infrastructure. In addition, the proposed project would not include features that would disrupt existing or planned bicycle or pedestrian facilities, and the Buildout Area is located in proximity to transit service provided by the Orange County Transportation Authority (OCTA) along Katella Avenue and Valley View Street. OCTA Route 50 runs along Katella Avenue, with existing bus stops located near Lexington Drive, Siboney Street, Winners Circle, and Walker Street in the vicinity of the Buildout Area. Therefore, the proposed project would improve pedestrian and bicycle mobility in the Buildout Area and in the surrounding area and would help further the City’s goals of promoting alternative transportation.
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» 2-33 Therefore, the proposed project would be consistent with State planning priorities intended to promote equity, strengthen the economy, protect the environment, and promote public and health safety. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-2-8
This comment recommends that the expected number of affordable units and the income levels for the affordable units be outlined for the proposed project.
The Draft EIR analyzed buildout of the Specific Plan within the Buildout Area at a “programmatic” level. According to Section 15168 of State CEQA Guidelines, a Program EIR may be prepared for a series of actions that are related geographically, as logical parts in a chain of contemplated actions, or in connection with the issuance of plans that govern the conduct of a continuing program (per Section 15168(a)). If a later activity is found to be within the scope of the Program EIR, no further environmental documents would be required.
Because the proposed project is analyzed in the Draft EIR at the programmatic level, the specific future projects associated with implementation of the proposed project, including the specific number of affordable (low income), moderate (medium income), or market rate units that would be constructed within the Buildout Area, cannot be determined at this time. However, future development projects associated with implementation of the proposed project would be reviewed by the City on a project-by-project basis in order to ensure that the proposed development application specifies the income levels for proposed residential units.
Response to Comment S-2-9
This comment states that Caltrans supports collaboration with local agencies to work towards a safe, functional, interconnected, multi-modal transportation network integrated through applicable “smart growth” type land use planning and policies.
The City acknowledges this comment and will continue to coordinate with Caltrans regarding future development of the Buildout Area associated with implementation of the proposed project. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-2-10
This comment states that Caltrans supports measures to unbundle residential parking costs from property costs to decrease vehicle ownership and incentivize the use of public transit, resulting in a reduction of VMT and GHG emissions.
The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
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This comment states that Caltrans encourages the design of Complete Streets that include highquality pedestrian, bicycle, and transit facilities that are safe and comfortable for users of all ages and abilities.
Although the City does not currently have a Complete Streets requirement for new development, future development projects associated with implementation of the proposed project would consider the incorporation of Complete Streets design. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-2-12
This comment states that because the Buildout Area is in proximity to several existing bike facilities, including Class I bike lanes on Walker Street, Class II bike lanes on Moody Street and Walker Street, and Class III bike lanes on Cerritos Avenue, Caltrans recommends the inclusion of secure and functional short-term bike parking.
As discussed in Section 4.17, Transportation, of the Draft EIR, all future development associated with implementation of the proposed project would be required to comply with City policies regarding bicycle parking and other infrastructure. Accordingly, secure and functional short-term bike parking would be provided as part of future development. However, because the specific future projects associated with implementation of the proposed project cannot be determined at this time, the specific number and location of short-term bike parking also cannot be determined at this time. As part of the design review process for future development projects, these projects would be required to submit a detailed site plan that depicts the locations of short-term bike parking that would be included in each development, consistent with the Specific Plan and City requirements.
Response to Comment S-2-13
This comment requests that appropriate detours and safety measures are in place during construction that prioritize mobility, access, and safety for all modes of transportation, including bicyclists, pedestrians, and transit users.
As discussed in Section 4.17, Transportation, of the Draft EIR, temporary delays in traffic may occur during construction activities associated with implementation of the proposed project 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. However, traffic generated by construction activity would be limited in duration and a Transportation Construction Plan (TCP) for construction activities associated with each development project within the Buildout Area would be submitted to the City of Cypress Public Works Department for review and approval. The TCP would include safety measures that prioritize mobility, access, and safety for all modes of transportation, including bicyclists, pedestrians, and transit users. Therefore, this request from Caltrans would be implemented during future construction activities and construction traffic impacts would be less than significant, as identified in the Draft EIR.
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This comment encourages collaboration with OCTA to increase transit frequency in the vicinity of the Buildout Area to reduce waiting and overall travel times.
As discussed in Section 4.17, Transportation, of the Draft EIR, the City’s General Plan Circulation Element contains Policy CIR-2.6, which requires the City to respond to increases in demand for additional bus service through interaction with OCTA and other available resources. Consistent with this policy, the City continually assesses ridership demand and coordinates with OCTA in order to address any potential service deficiencies in service. OCTA has also recently completed the 2024 Orange County Transit Vision Master Plan,2 which aims to integrate, enhance, and expand multimodal transportation services throughout the County and is currently developing the Directions 2050 plan3 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.4 Therefore, the City is already coordinating with OCTA regarding improving transit services. Further, as discussed in Section 4.17 of the Draft EIR, 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.
Response to Comment S-2-15
This comment requests the consideration of providing improvements to the nearest bus stops in each direction or adopting nearby bus stops for ongoing cleaning and maintenance.
As discussed above and in Section 4.17, Transportation, of the Draft EIR, implementation of the proposed project would not result in any significant impacts related to transit services and no improvements to bus stops are currently proposed. Future project developers associated with implementation of the proposed project may consider the provision of bus stop improvements or the adoption of the nearby bus stops.
Response to Comment S-2-16
This comment requests the consideration of providing transit subsidies as an incentive to increase transit ridership.
2 Orange County Transportation Authority (OCTA). 2025a. 2024 Orange County Transit Vision Master Plan.
May. 3 Orange County Transportation Authority (OCTA). 2025c. OCTA Seeks Public Input to Help Shape Orange County’s Transportation Future. October 3. Website: https://www.octa.net/news/news-releases/octaseeks-public-input (accessed October 2025). 4 Orange County Transportation Authority (OCTA). 2025b. OCTA Approves $1.74 Billion Balanced Budget for FY 2025-26. June 6. Website: https://www.octa.net/news/news-releases/octa-approves-174-billionbalanced-budget-for-fy-2025-26 (accessed October 2025).
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2 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» -36 As discussed above and in Section 4.17, Transportation, of the Draft EIR, implementation of the proposed project would not result in any significant impacts related to transit services and no transit subsidies for future occupants are currently proposed. Future project developers associated with implementation of the proposed project may consider the provision of transit subsidies for future occupants.
Response to Comment S-2-17
This comment states that the Draft EIR should quantify project-generated truck activities, including daily/peak hour truck trips by class, delivery schedules, staging behavior, and loading/unloading profiles.
As previously discussed, because the proposed project is analyzed in the Draft EIR at the programmatic level, the specific future projects associated with implementation of the proposed project cannot be determined at this time. The Draft EIR assumes the construction of up to 440,000 square feet of non-residential development, which could include retail, commercial, office, or other similar uses. However, because the specific future projects and non-residential uses cannot be determined at this time, the specific delivery schedules, staging behavior, and loading/unloading profiles also cannot be determined at this time. In addition, although some of these uses may include some light delivery activities, the proposed uses do not typically generate a significant number of truck trips.
In addition, future development projects associated with implementation of the proposed project would be reviewed by the City on a project-by-project basis in order to ensure that project operations would not result in disruptions of public roadways due to delivery staging behavior or loading/unloading activities that go beyond what was analyzed in the Draft EIR. Specifically, through the design review process, future development projects would be required to submit a detailed site plan that depicts delivery truck routes and loading/unloading area, if necessary, consistent with City requirements.
Response to Comment S-2-18
This comment requests the evaluation of whether the State Highway System (SHS) on-/off-ramps serving the project area have adequate storage capacity to prevent truck queues from spilling back into the mainline or onto local streets, and whether signal timing at ramp terminals provides sufficient clearance for heavy vehicles.
The City acknowledges this comment. As previously discussed in the Response to Comment S-2-4, the 95% Vehicle Queue Analysis completed for the proposed project determined that the vehicle queues at the Valley View Street/Bolsa Chica Road and Garden Grove Boulevard intersection and the SR-22 Westbound off-ramp with implementation of the proposed project could be adequately accommodated by the existing lane configurations and that implementation of the proposed project would not result in potential safety concerns due to an overflow to adjacent lanes. Therefore, traffic safety impacts with implementation of the proposed project, including substantially increasing hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses, would remain less than significant, as provided in the Draft EIR. Given that the
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Response to Comment S-2-19
This comment states that the Final EIR should include a detailed analysis of internal circulation, including how trucks will navigate separate areas for processing, loading, staging, and employee/customer parking.
As previously discussed, because the proposed project is analyzed in the Draft EIR at the programmatic level, the specific future projects associated with implementation of the proposed project, including the specific internal circulation improvements beyond the main “backbone” roadways and how trucks would navigate separate areas for processing, loading, staging, and employee/customer parking, cannot be determined at this time. However, future development projects associated with implementation of the proposed project would be reviewed by the City on a project-by-project basis in order to ensure that the proposed development complies with City requirements relating to circulation improvements and that project operations would not result in disruptions of public roadways due to loading and staging activities. Specifically, through the design review process, future development projects would be required to submit a detailed site plan that depicts delivery truck routes, loading/unloading areas, and employee/customer parking, consistent with City requirements.
Response to Comment S-2-20
This comment states that if on-street loading or curbside deliveries are proposed, they should be designed to ensure that freight-only spaces do not intrude into bicycle lanes or travel lanes, loading ramps do not block pedestrian pathways, delivery windows avoid peak commute hours, and enforcement mechanisms are in place.
As discussed above, because the proposed project is analyzed in the Draft EIR at the programmatic level, the specific future projects associated with implementation of the proposed project, including the specific internal circulation improvements and locations of loading or curbside deliveries zones, cannot be determined at this time. However, future development projects associated with implementation of the proposed project would be reviewed by the City on a project-by-project basis in order to ensure that the proposed development complies with City requirements relating to circulation improvements. Specifically, through the design review process, future development projects would be required to submit a detailed site plan that depicts delivery truck routes and loading/unloading areas to ensure that freight-only spaces do not intrude into bicycle lanes or travel lanes, loading ramps do not block pedestrian pathways, delivery windows avoid peak commute hours, and enforcement mechanisms are in place.
Response to Comment S-2-21
This comment states that the Final EIR should address truck turning radii, internal posted speed limits, height clearances, and potential conflicts with vulnerable road users. This comment also states that additional safety treatments (e.g., marked crossings, lighting, sight line improvements) should be considered in locations with high pedestrian/bicycle activity.
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2 P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» -38 The proposed project is analyzed in the Draft EIR at the programmatic level. The specific future projects associated with implementation of the proposed project, including the specific internal circulation improvements, cannot be determined at this time. Future development projects associated with implementation of the proposed project would be reviewed by the City on a projectby-project basis in order to ensure that the proposed development complies with City requirements relating to truck turning radii, internal posted speed limits, height clearances, and potential conflicts with vulnerable road users.
However, 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 City’s Municipal Code and applicable Public Works Design Standards, which establish minimum requirements for street widths, curb return radii, intersection design, and driveway access. Except as otherwise provided in the Specific Plan, driveway design and access control shall also comply with the City’s Municipal Code, Appendix I (Zoning), Chapter 3.14 – OffStreet Parking and Loading, which regulates driveway width, location, and spacing to prevent hazardous conflicts between vehicular and pedestrian movements. 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. Further, all final improvement and site access plans shall be subject to review and approval by the City’s Public Works 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, as provided in the Draft EIR.
Response to Comment S-2-22
This comment states that future projects within the Buildout Area should include zero or near zero emissions infrastructure, such as electric charging stations for passenger vehicles and Zero Emission Vehicle (ZEV) trucks.
As discussed in Section 4.8, Greenhouse Gas Emissions, of the Draft EIR, Mitigation Measure AIR-1 would require future development facilitated by the proposed project provide enhanced electric vehicle charging infrastructure that meets the requirements of the latest version of the CALGreen Code Tier 2 Voluntary Standards, consistent with the California Air Resources Board’s (CARB) Scoping Plan guidance.
Response to Comment S-2-23
This comment states that if the project area overlaps with Assembly Bill (AB) 617 communities or high scoring CalEnviroScreen tracts, the Final EIR should describe how community identified concerns (noise, air quality, mobility barriers) will be mitigated to less than significant levels where feasible. This comment also suggested measures to achieve this, including urban greening (e.g., green walls), enhanced buffer zones, dedicated truck routes to avoid sensitive land uses, and air and noise reduction strategies.
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P:\A-E\CCP2201.05 LARC EIR\PRODUCTS\8_Final EIR and RTC\Specific Plan 3.0 Buildout Project_Final EIR RTC_fnl.docx «06/19/26» 2-39 According to the California Environmental Health Screening Tool (CalEnviroScreen 5.0),5 the Buildout Area and the areas located directly east and west of the Buildout Area are scored at 55.88, meaning that they are around the 56th percentile statewide for all CalEnviroScreen 5.0 considerations. This indicates moderate cumulative environmental and socioeconomic burden relative to other California communities. Areas located directly north of the Buildout Area are scored at 49.11 and areas located directly south are scored at 41.9, meaning they are around 49th and 42nd percentile statewide for all CalEnviroScreen 5.0 considerations. This indicates a lower than average cumulative environmental and socioeconomic burden relative to other California communities. Accordingly, the Buildout Area and surrounding area are not high scoring CalEnviroScreen tracts. In addition, the South Coast Air Quality Management District (SCAQMD) does not designate any specific AB 617 communities within the City of Cypress.6
Response to Comment S-2-24
This comment states that project plans and traffic control plans must be stamped and signed by a licensed engineer, and all Caltrans Right-of-Way (R/W) lines should be clearly labeled. This comment also provides the requirements for submitting the application to Caltrans.
All future project plans and traffic control plans shall be stamped and signed by a licensed engineer.
Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment S-2-25
This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future coordination with Caltrans regarding development of the proposed project.
5 State of California, Office of Environmental Health Hazard Assessment (OEHHA). CalEnviroScreen 5.0, The California Environmental Health Screening Tool. Website: https://experience.arcgis.com/experience/ 8c5c5c91ebb8481a8a3d92c897faf8ed/page/Overall-Results#data_s=id%3AdataSource_87-19bb33ab09elayer-3%3A4829 (accessed May 2026). 6 South Coast Air Quality Management District (SCAQMD). AB 617 Community Air Initiatives. Website:
https://www.aqmd.gov/nav/about/initiatives/environmental-justice/ab617-134# (accessed May 2026).
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2.3 REGIONAL AGENCIES
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SENT VIA E-MAIL: April 30, 2026
[email protected]
Alicia Velasco, Planning Director
City of Cypress
Community Development Department, Planning Division
5275 Orange Avenue
Cypress, California 90630
Draft Environmental Impact Report (EIR) for the
Specific Plan 3.0 Buildout Project (Proposed Project)
(SCH#: 2025040377)
South Coast Air Quality Management District (South Coast AQMD) staff appreciate the opportunity to review the above-mentioned document. The City of Cypress is the California Environmental Quality Act (CEQA) Lead Agency for the Proposed Project. To provide context, South Coast AQMD staff have provided a brief summary of the project information and prepared the following comments which are organized by topic of concern.
Summary of Proposed Project Information in the Draft EIR Based on the Draft EIR, the Proposed Project consists of the development of approximately 134 acres within the Cypress Town Center and Commons Specific Plan 3.0 area, including 1,791 residential units, non-residential uses (440,000 square feet), and 18.2 acres of park and recreational improvements. The project also includes 112 attached townhomes on Lot 14, which totals 7.33 acres. Based on a review of aerial photographs, South Coast AQMD staff found that the nearest sensitive receptor (e.g., single-family residential uses) is located 10 feet east of the Lot 14 site. The Proposed Project is located at 4961 Siboney Street in Cypress.
South Coast AQMD Comments
Overlapping Construction and Operational Activities
Even though the Proposed Project consists of approximately a total of 134 acres of land over the course of 12-year construction, the Draft EIR does not analyze the scenario of overlapping between the construction and operational activities. Therefore, South Coast AQMD staff recommends that the Lead Agency revise the air quality analysis section to consider the overlapping construction and operation. The estimated overlapped emissions should then be compared to South Coast AQMD’s regional air quality CEQA operational thresholds to determine their level of significance, which should be included in the Final EIR. If the overlapped emissions analysis is not included in the Final EIR, the Lead Agency should provide reasons for not having them supported by substantial evidence in the record.
Air Quality Mitigation Measures for NOx and PM Emissions from Construction Comment Letter R-1
R-1-1
R-1-2
R-1-3
Alicia Velasco, Planning Director 2 April 30, 2026
Given the long-range plan of the Proposed Project from (project duration: 2026-2038), Tier 2 technology is not the cleanest technology when construction occurs later for individual projects.
According to the CARB’s Strategies for Reducing Emissions from Off-Road Construction Equipment, the implementation of off-road Tier 5 starting in 2027 or 2028 and the Governor’s Executive Order in September 2020 requires CARB to develop and propose a full transition to Zero Emission (ZE) by 2035.14 Considering the scope of the project, it is crucial to ensure that the levels of construction emissions, specifically NOx and PM10, remain below significant thresholds during the construction period for each proposed individual project. Moving towards achieving this goal, where feasible, involves opting for electric engines instead of diesel-fueled engines for the construction equipment. This proactive choice not only aligns with environmental concerns but also demonstrates a commitment to minimizing the project's environmental footprint. The abatement of NOx can also be pursued by enforcing greener constructions, such as limiting the usage of older engines in favor of adopting the latest available technologies or even incorporating exhaust retrofits such as cutting-edge exhaust aftertreatment techniques.
Additionally, several other resources to assist the Lead Agency with identifying additional potential mitigation measures for the Proposed Project are included in the South Coast AQMD’s CEQA Air Quality Handbook15 for both operational and construction emissions.
Emission Reductions from Health Risk Strategies
South Coast AQMD is concerned about the potential public health impacts of sitting existing and new sensitive populations within the proximity of existing air pollution sources (e.g., freeway, railroad). For this reason, prior to approving this Proposed Project as well as any future development projects, the Lead Agency is recommended to consider the impacts of air pollutants on people who will live in the new project area and provide effective mitigation. Additionally, South Coast AQMD suggests that the Lead Agency review and apply the guidance provided in:
1) the California Air Resources Board (CARB) Air Quality Land Use and Handbook: A Community Health Perspective1 which provides criteria for evaluating and reducing air pollution impacts associated with new projects involving land use decisions; and 2) CARB’s technical advisory which contains strategies to reduce air pollution exposure near high-volume roadways.2 Many strategies are available for residential receptors to reduce being exposed to particulate matter, including, but not limited to, HVAC systems equipped with filters rated at a minimum efficiency reporting value (MERV) 13 or higher air filtration capabilities. In some cases, MERV 15 or better is recommended, for building design, orientation, location, vegetation barriers, landscaping screening, etc. Enhanced filtration units are capable of reducing exposure. However, enhanced filtration systems have limitations. For example, filters rated MERV 13 or higher are able to screen out greater than or equal to 50% of DPM3but they have no ability to filter out volatile organic compound (VOC) emissions. Also, in a study that South Coast AQMD conducted to investigate filters rated at MERV 13 or better in classrooms,45a cost burden is 1 California Air Resources Board (CARB), Air Quality Land Use and Handbook: A Community Health Perspective, April 2005. Available at: https://ww2.arb.ca.gov/sites/default/files/2023-05/Land%20Use%20Handbook_0.pdf 2 CARB’s Strategies to Reduce Air Pollution Exposure Near High-Volume Roadways. Available at:
https://ww2.arb.ca.gov/sites/default/files/2017-10/rd_technical_advisory_final.pdf 3 U.S. EPA, “What is a MERV rating?” Available at: https://www.https://www.epa.gov/indoor-air-quality-iaq/whatmerv-rating. 4 South Coast AQMD, Draft Pilot Study of High-Performance Air Filtration For Classroom Applications, October 2009. Available at: https://www.aqmd.gov/docs/default-source/ceqa/handbook/aqmdpilotstudyfinalreport.pdf.
R-1-3
cont.
R-1-4
Alicia Velasco, Planning Director 3 April 30, 2026
expected to be within the range of $120 to $240 per year to replace each filter panel. The initial start-up cost could substantially increase if an HVAC system needs to be installed and if standalone filter units are required. Installation costs may vary, including costs for conducting site assessments and obtaining permits and approvals before filters can be installed. Other costs may include filter life monitoring, annual maintenance, and training for conducting maintenance and reporting. In addition, the filters would not have any effect unless the HVAC system is running. Therefore, when in use, the increased energy consumption from each HVAC system should be evaluated in the Draft EIR. While the filters operate 100 percent of the time when the HVAC is in use while the residents are indoors, the environmental analysis does not generally account for the times when the residents are not using their HVAC and instead have their windows or doors open or are moving throughout the common space outdoor areas of the Proposed Project. Furthermore, when used filters are replaced with new filters, emissions associated with trucks delivering the new filters and waste disposal trucks transporting the used filters to disposal sites should be evaluated in the Draft EIR. Therefore, any presumed effectiveness and feasibility of a particular HVAC filter should be carefully evaluated in more detail based on supporting evidence before assuming they will sufficiently alleviate exposure to DPM emissions.
South Coast AQMD Air Permits and Role as a Responsible Agency If implementation of the Proposed Project would require the use of new stationary and portable sources, including but not limited to emergency generators, fire water pumps, boilers, etc., one or more air permits from South Coast AQMD will be required. The Final EIR should include a discussion about the potentially applicable South Coast AQMD rules that may be applicable to the Proposed Project. Those rules may include, for example, Rule 201 – Permit to Construct,6 Rule 203 – Permit to Operate,7 Rule 401 – Visible Emissions,8 Rule 402 – Nuisance,9 Rule 403 – Fugitive Dust,10 Rule 1110.2 – Emissions from Gaseous and Liquid Fueled Engines,11 Rule 1113 – Architectural Coatings,
12 Rule 1166 – Volatile Organic Compound Emissions from Decontamination of Soil,
13 Rule 1179 – Publicly Owned Treatment Works Operations, 14 Regulation XIII – New Source Review, 15 Rule 1401 – New Source Review of Toxic Air Contaminants,
16 Rule 1466 – Control of Particulate Emissions from Soils with Toxic Air Contaminants,17 Rule 1470 – Requirements for Stationary Diesel-Fueled Internal Combustion and Other Compression Ignition Engines,18 etc. It is important to note if air permits from South Coast AQMD are required, the role of South Coast AQMD would change from a Commenting 5 South Coast AQMD, Draft Pilot Study of High-Performance Air Filtration For Classroom Applications, October 2009. Available at: https://www.aqmd.gov/docs/default-source/ceqa/handbook/aqmdpilotstudyfinalreport.pdf. 6 South Coast AQMD, Rule 201 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-ii/rule-201.pdf 7 South Coast AQMD, Rule 203 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-ii/rule-203.pdf 8 South Coast AQMD, Rule 401 is available at: https://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule-401.pdf 9 South Coast AQMD, Rule 402 is available at: https://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule-402.pdf 10 South Coast AQMD, Rule 403 is available at: https://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule-403 11 South Coast AQMD, Rule 1110.2 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-xi/r1110_2.pdf 12 South Coast AQMD, Rule 1113 is available at https://www.aqmd.gov/docs/default-source/rule-book/reg-xi/r1113.pdf 13 South Coast AQMD, Rule 1166 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-xi/rule-1166.pdf 14 South Coast AQMD, Rule 1179 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-xi/rule-1179.pdf 15 South Coast AQMD, Regulation XIII is available at: https://www.aqmd.gov/home/rules-compliance/rules/scaqmd-rulebook/regulation-xiii 16 South Coast AQMD, Rule 1401 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-xiv/rule-1401.pdf 17 South Coast AQMD, Rule 1466 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-xiv/rule-1466.pdf 18 South Coast AQMD, Rule 1470 is available at: https://www.aqmd.gov/docs/default-source/rule-book/reg-xiv/rule-1470.pdf R-1-4
cont.
R-1-5
R-1-6
R-1-7
Alicia Velasco, Planning Director 4 April 30, 2026
Agency to a Responsible Agency under CEQA. In addition, if South Coast AQMD is identified as a Responsible Agency, per CEQA Guidelines Sections 15086, the Lead Agency is required to consult with South Coast AQMD.
Conclusion
As set forth in California Public Resources Code Section 21092.5(a) and CEQA Guidelines Section 15088(a-b), the Lead Agency shall evaluate comments from public agencies on the environmental issues and prepare a written response at least 10 days prior to certifying the Final EIR. As such, please provide South Coast AQMD written responses to all comments contained herein at least 10 days prior to the certification of the Final EIR. In addition, as provided by CEQA Guidelines Section 15088(c), if the Lead Agency’s position is at variance with recommendations provided in this comment letter, detailed reasons supported by substantial evidence in the record to explain why specific comments and suggestions are not accepted must be provided.
Thank you for the opportunity to provide comments. South Coast AQMD staff are available to work with the Lead Agency to address any air quality questions that may arise from this comment letter. Please contact Sahar Ghadimi, Air Quality Specialist, at [email protected] should you have any questions.
Sincerely,
Sam Wang
Sam Wang
Program Supervisor, CEQA IGR
Planning, Rule Development & Implementation
SW:SG
ORC260318-03
Control Number
R-1-7
cont.
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2.3.1 SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD) Letter Code: R-1
Date: April 30, 2026
Response to Comment R-1-1
This comment provides introductory remarks and summarizes the scope of the Draft EIR.
The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment R-1-2
This comment states the Draft EIR does not analyze the scenario of overlapping construction and operational activities and recommends that the air quality analysis and Draft EIR section be revised to consider air emissions of overlapping construction and operation. This comment also states that if the overlapped emissions analysis is not included in the Final EIR, the City should provide reasons for not having them supported by substantial evidence in the record.
The commenter's concern regarding overlapping construction activities has already been addressed in the Draft EIR. As discussed in Section 4.3, Air Quality, the air quality analysis included a separate CalEEMod modeling scenario specifically developed to evaluate a conservative worst-case construction condition involving simultaneous grading activities across multiple development areas within the Buildout Area. This scenario was intended to represent overlapping construction schedules and to capture peak construction emissions associated with concurrent grading activities.
With respect to overlapping construction and operational activities, the proposed project is a program-level Specific Plan buildout project. Development within the Buildout Area would occur incrementally over time on a project-by-project basis, and the specific timing, sequencing, location, and design of future development projects cannot be determined at this time. As discussed in the Draft EIR, future development may occur in phases based on market conditions, infrastructure availability, financing, and other factors. Therefore, while it is reasonably foreseeable that some portions of the Buildout Area could become operational while construction continues elsewhere, the precise extent and timing of such overlap cannot be known and would be speculative.
CEQA requires analysis of reasonably foreseeable environmental effects but does not require agencies to speculate regarding future project details that are unknown at the time of environmental review. Accordingly, the Draft EIR evaluated a conservative full-buildout operational scenario and a worst-case construction scenario to disclose the maximum anticipated emissions associated with implementation of the proposed project.
Furthermore, the Draft EIR determined that operational emissions at full buildout would exceed applicable SCAQMD regional significance thresholds. As discussed in Section 4.3, even with implementation of Mitigation Measure AIR-1 and Mitigation Measure TRA-1, operational VOC emissions would remain above SCAQMD significance thresholds, resulting in a significant and S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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4.3-29).
As there are no additional feasible mitigation measures that would reduce project operationalsource 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. Therefore, the Draft EIR determined that emissions related to operational activities would be considered significant and unavoidable. The evaluation of overlapping construction and operational emissions would not result in the identification of a new significant impact, a substantially more severe impact, or additional feasible mitigation beyond that already disclosed in the Draft EIR. As such, this comment does not identify any new significant environmental issues or impacts that were not already analyzed and disclosed in the Draft EIR.
Response to Comment R-1-3
This comment states that given the scope of the proposed project, it is crucial to ensure that the levels of construction emissions, specifically NOx and particulate matter less than 10 microns in diameter (PM10), remain below significant thresholds during the construction period for each proposed individual project, and that Tier 2 technology is not the cleanest technology when construction occurs later for individual projects. This comment also states that, according to the CARB’s Strategies for Reducing Emissions from Off-Road Construction Equipment, the implementation of off-road Tier 5 would start in 2027 or 2028 and the Governor’s Executive Order in September 2020 requires CARB to develop and propose a full transition to Zero Emission (ZE) by 2035.
As shown in Table 4.3.F and Table 4.3.G in Section 4.3, Air Quality, of the Draft EIR, utilization of Tier 2 construction equipment would result in project-related construction emissions that would be below the SCAQMD’s significance thresholds. Further, as discussed in Section 4.3 of the Draft EIR, according to SCAQMD guidance, projects that exceed the significance thresholds are considered by SCAQMD to result in cumulatively considerable air quality impacts, whereas projects that do not exceed applicable thresholds are generally not considered to result in cumulatively considerable impacts. Because construction emissions associated with the proposed project would not exceed any applicable significance threshold, construction activities would not result in a cumulatively considerable contribution to regional air quality impacts. In addition, as discussed in Section 4.3, construction emissions estimates presented in the Draft EIR are conservative as they are based on default construction equipment assumptions and do not account for the Tier 4 Final or cleaner equipment requirement detailed in Mitigation Measure AIR-2. Actual construction emissions would therefore be expected to be lower than those presented in the modeling results and in Table 4.3.F of the Draft EIR. Accordingly, with compliance with regulatory requirements (as specified in Regulatory Compliance Measures AIR-1 through AIR-4), construction impacts related to a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under applicable federal or State ambient air quality standards would be less than significant, and no additional mitigation is required.
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Response to Comment R-1-4
This comment expresses concern regarding the potential public health impacts associated with siting existing and new sensitive populations within the proximity of existing air pollution sources and recommends the City consider guidance contained in CARB’s Air Quality Land Use and Handbook: A Community Health Perspective and CARB’s technical advisory regarding strategies to reduce air pollution exposure near high-volume roadways. The comment also recommends consideration of enhanced filtration systems, HVAC design features, vegetation barriers, landscaping, and other exposure-reduction measures for future residential development.
Section 4.3, Air Quality, of the Draft EIR evaluates the potential for operational health risks to new sensitive receptors that would be developed within the Buildout Area, including future residential uses, and discusses the recommendations contained in CARB’s Air Quality Land Use and Handbook:
A Community Health Perspective. As discussed in the Draft EIR, none of the uses outlined in CARB’s siting recommendations (e.g., freeways, distribution centers, rail yards, ports, etc.) are within 500 feet of the Buildout Area. The closest potential uses are the industrial uses on the western and eastern boundaries, which are further than 500 feet. The proposed project is consistent with CARB’s siting recommendations. Further, none of the uses outlined in CARB’s recommendations for siting new sensitive land uses are allowed under the Specific Plan and as such are not part of the proposed project, which includes non-residential and residential uses. Therefore, the uses allowed under the proposed project would not be a substantial source of Toxic Air Contaminants (TACs) that would require specific siting distances based on the CARB recommendations.
The commenter also recommends implementation of enhanced filtration systems, such as MERV-13 or higher filters, HVAC system design features, vegetation barriers, and other exposure-reduction strategies. The City acknowledges these recommendations and notes that such measures may be considered during future project-level design and site planning, as appropriate. However, because the Draft EIR did not identify a significant health risk impact associated with exposure of future residents to nearby air pollution sources, implementation of enhanced filtration systems or other exposure-reduction measures is not required to mitigate a significant impact under CEQA.
As noted by the commenter, filtration systems have inherent limitations and may involve considerations related to energy consumption, maintenance, filter replacement, and long-term operation. Because the Draft EIR did not identify a significant air quality health risk impact requiring mitigation, further evaluation of the effectiveness, operational requirements, or environmental effects associated with such filtration systems is not warranted. Nevertheless, future project applicants may voluntarily incorporate enhanced filtration systems, building orientation strategies, S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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Furthermore, CEQA generally does not require evaluation of the effects of existing environmental conditions on future project users or residents unless the project would exacerbate an existing environmental hazard or condition. The proposed project would not introduce substantial new TAC sources, nor would it increase emissions from existing nearby sources. Accordingly, the proposed project would not exacerbate any existing air quality hazards in the project vicinity. Therefore, the proposed project would not pose an operational health risk to future tenants or occupants and impacts would be less than significant, as provided in the Draft EIR.
Response to Comment R-1-5
This comment states that if implementation of the proposed project would require the use of new stationary and portable sources, including but not limited to emergency generators, fire water pumps, boilers, etc., one or more air permits from SCAQMD would be required.
The City acknowledges that future development projects implemented within the Buildout Area may include equipment that is subject to SCAQMD permitting requirements. As discussed in Chapter 3.0, Project Description, of the Draft EIR, the proposed project consists of the reasonably foreseeable buildout of a portion of the area governed by the Specific Plan that includes approximately 134 acres of land (Buildout Area) in the city. Full buildout envisioned under the proposed project would include up to 1,791 residential units and 440,000 square feet of non-residential development.
Because specific site plans, building designs, tenant improvements, and equipment specifications have not yet been prepared for future development projects, the precise types, sizes, locations, and operational characteristics of equipment that may require SCAQMD permits are not known at this time.
Accordingly, the Draft EIR evaluates the reasonably foreseeable environmental impacts associated with buildout of the proposed project based on currently available information. Should future development projects propose equipment that is subject to SCAQMD permitting requirements, including but not limited to emergency generators, fire pumps, boilers, or other permitted sources, those projects would be subject to review by SCAQMD and would be required to comply with all applicable federal, State, and local regulations, including applicable SCAQMD permitting requirements and rules. In addition, if permits are required, SCAQMD would serve as a Responsible Agency for the applicable future development project, consistent with CEQA.
In addition, as discussed in Section 4.3, Air Quality, of the Draft EIR, Mitigation Measure AIR-1 requires that, prior to issuance of grading permits for development projects in the Buildout Area, the City shall identify project design details and specifications, where feasible, to document implementation and compliance with applicable emission reduction measures. Compliance with all applicable SCAQMD rules, permit conditions, and regulatory requirements would further reduce and control emissions associated with future development projects implemented within the Buildout Area.
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Response to Comment R-1-6
This comment states that the Final EIR should include a discussion about the potentially applicable SCAQMD rules that may be applicable to the proposed project.
As discussed in Section 4.3, Air Quality, of the Draft EIR, the SCAQMD is the regional agency responsible for regulating stationary and area sources of air emissions within the South Coast Air Basin and for implementing both the federal and California Clean Air Acts through its regulatory programs. Further, all applicable SCAQMD rules and regulations that would be implemented during project implementation are listed on pages 4.3-15 through 4.3-17 of the Draft EIR. The proposed project would be required to implement all applicable SCAQMD rules and permitting requirements n order to limit potential impacts. No revisions are necessary, and no further response is required.
Response to Comment R-1-7
This comment states that if air permits from the SCAQMD are required, the role of the SCAQMD would change from a Commenting Agency to a Responsible Agency under CEQA, which would require consultation between the City as the Lead Agency and the SCAQMD.
The City acknowledges this comment. If air permits from the SCAQMD are required, the City looks forward to coordinating with the SCAQMD regarding development of the proposed project. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment R-1-8
This comment provides concluding remarks, contact information, and request that’s the City provide the SCAQMD with written responses to all comments contained in the comment letter at least 10 days prior to the certification of the Final EIR, as required by California Public Resources Code Section 21092.5(a) and CEQA Guidelines Section 15088(a-b). This comment also states that if the City’s position is at variance with the recommendations provided in the comment letter, detailed reasons supported by substantial evidence in the record to explain why specific comments and suggestions are not accepted must be provided.
The City acknowledges this comment and has provided written responses to all comments contained in the comment letter in this Final EIR, which will be available at least 10 days prior to the certification hearing for the proposed project. Responses to the specific comments raised in the SCAQMD’s comment letter are provided above and no further response is necessary.
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2.4 LOCAL AGENCIES
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April 14, 2026
Alicia Velasco
Planning Director
City of Cypress
Community Development Department, Planning Division
5275 Orange Avenue, Cypress, CA 90630
SUBJECT: Specific Plan 3.0 Buildout Project – Notice of Preparation of a Draft Environmental Impact Report
________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ Thank you for providing the Notice of Availability (NOA) of a Draft Environmental Impact Report for the Specific Plan 3.0 Buildout Project. “The proposed project evaluated in the Draft EIR includes 1,791 residential units and 440,000 square feet of non-residential uses that could occur within the Buildout Area.” This project will have an impact to the Orange County Sanitation District (OC San) collection system, and OC San has previously issued a sewer capacity verification letter for it.
OC San has a few issues; first the proposed improvements include a connection to an existing OC San sewer main. Important to note only local public sewers are allowed to connect directly to OC San sewer mains, and a trunk connection permit is required. Utility plans should be submitted to OC San’s Planning Division for review as soon as they are available. Second, the proposed improvements are in a proximity to the existing OC San easement along Lexington Drive. Please note that any encroachment into the easement will require an encroachment agreement.
If you have any questions regarding this letter, please contact Kevin Hadden, Planning Division, at 714 593-7462 or [email protected].
Andrew Brown
Engineering Supervisor
Planning Division
714 593-7052
AB/KH:op
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2.4.1 ORANGE COUNTY SANITATION DISTRICT (OC SAN)
Letter Code: L-1
Date: April 14, 2026
Response to Comment L-1-1
This comment provides introductory remarks and summarizes the scope of the Draft EIR.
The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft EIR, no further response is required.
Response to Comment L-1-2
This comment states that the proposed project would have an impact to the Orange County Sanitation District (OC San) collection system and that OC San has previously issued a sewer capacity verification letter for the proposed project.
As discussed in Section 4.19, Utilities and Service Systems, of the Draft EIR, the Sewer Capacity Study prepared for the proposed project, which is included as Appendix M to the Draft EIR, analyzed the hydraulic pipe capacity for the proposed sewer lateral connection in Lexington Drive, three different locations along the proposed Moody Street Extension sewer main, and for the proposed Vessels Circle Extension sewer lateral that would connect to Moody Street Extension. The results of this analysis demonstrate 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, as provided in the Sewer Capacity Verification Letter prepared by OC San and dated July 3, 2024,7 which is referenced in this comment, OC San has determined that it would have sufficient treatment capacity in its facilities to accept the estimated wastewater flows from the Buildout Area, as conveyed to OC San by the City’s municipal sanitary sewer system. Additionally, fees required by OC San would sufficiently offset potential impacts generated by the proposed project.
As also discussed in Section 4.19 of the Draft EIR, all future projects implemented in accordance with the proposed project would be required to adhere to the Specific Plan and comply with applicable development regulations pertaining to wastewater treatment. 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. Further, as discussed in the Sewer Capacity Study prepared for the proposed project, if buildout within the Buildout Area exceeds 440,000 square feet of non-residential floor area, each future applicant for a project that would cause the overall nonresidential floor area within the Buildout Area to exceed, or further exceed, 440,000 square feet, would be required to prepare and submit to the City a supplemental study assessing sewer capacity 7 Orange County Sanitation District (OC San). 2024. Orange County Sanitation District Sewer Capacity Verification, 4961 Katella Avenue, Cypress, CA 90720. July 4.
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Therefore, implementation of the proposed project would not result in a significant impact on the OC San collection system.
Response to Comment L-1-3
This comment states that the proposed project includes improvements that would connect to existing OC San sewer mains and notes that only local public sewers are permitted to directly connect to OC San sewer mains. The comment also states that a trunk connection permit from OC San would be required for all sewer main connection.
As discussed in Section 4.19, Utilities and Service Systems, of the Draft EIR, implementation of the proposed project would include the installation of two new sewer connections to existing sewer main lines, including (1) a new 10-inch sewer lateral extending from Lot 2 and connecting to the existing 30-inch sewer trunk line owned and maintained by OC San within Lexington Drive (Sewer Connection A), and (2) a new 8-inch sewer main line that would run north to south along the proposed Moody Street extension (Sewer Connection B), collecting sewer lateral flows from the adjacent lots before connecting to the existing 18-inch VCP City sewer main at the intersection of Siboney (Moody Street) and Katella Avenue. This proposed sewer line would be an 8-inch line where it commences and would gradually increase in size to a 15-inch line at Sewer Connection B. In addition, as recommended by the Sewer Capacity Study prepared for the proposed project, Lots 10 and 11 located on the north side of Vessels Circle would connect to the existing 8-inch City sewer line located southeast of Lot 11.
The proposed sewer infrastructure would be constructed as a local sewer system and, upon completion, would be dedicated to the City, thereby becoming part of the local public sewer system.
Therefore, only local public sewers would directly connect to existing OC San sewer mains. In addition, the proposed project would obtain all necessary trunk connection permits from OC San prior to constructing the proposed connections to the existing OC San sewer system.
Response to Comment L-1-4
This comment states that utility plans should be submitted to OC San’s Planning Division for review as soon as they are available.
Future development under the proposed project would be required to comply with applicable wastewater service provider requirements and regulations as part of future development. As discussed above and in Section 4.19, Utilities and Service Systems, of the Draft EIR, implementation of the proposed project would include the installation of various new sewer connections to existing sewer main lines and a new 8-inch sewer main line that would run north to south along the proposed Moody Street extension (Sewer Connection B). Consistent with OC San requirements,
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Response to Comment L-1-5
This comment states that the proposed sewer improvements would be located near an existing OC San easement along Lexington Drive and notes that any encroachment into this easement would require an encroachment agreement.
The proposed project would be required to comply with applicable OC San standards and obtain necessary permits and approvals for any work within OC San easements. Accordingly, the project applicant would coordinate with OC San and obtain an encroachment agreement prior to any encroachment into the existing OC San easement along Lexington Drive, if necessary.
Response to Comment L-1-6
This comment provides concluding remarks and contact information.
The City acknowledges this comment and looks forward to future coordination with OC San regarding development of the proposed project.
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April 17, 2026
Alicia Velasco, Planning Director
Community Development Department
Planning Division
City of Cypress
5275 Orange Avenue,
Cypress, CA 90630
Subject: NCL-26-0002 – Notice of Availability of a Draft Environmental Impact Report (SCH No. 025040377) for the Specific Plan 3.0 Buildout Project Dear Alicia Velasco,
The County of Orange has reviewed the Draft Environmental Impact Report (EIR) (SCH No. 025040377) for the Specific Plan 3.0 Buildout Project (Project) and has no comments at this time. Thank you for sending the Notice of Availability and providing the opportunity to review the Draft EIR. Please continue to keep the County of Orange on the distribution list for future notifications related to the Project. If you have any questions, please contact me at (714) 667- 1614 in OC Development Services.
Sincerely,
Virginia Gomez, Senior Planner
OC Public Works / OC Development Services
601 North Ross Street
Santa Ana, California 92701
[email protected]
cc: Kylie Sanchez, Land Use Manager, OC Development Services Docusign Envelope ID: 680A4586-A5A1-4424-B08E-C82D9D98B7C3 S PECIFIC PLAN 3.0 B UILDOUT P ROJECT
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2.4.2 ORANGE COUNTY PUBLIC WORKS (OCPW)
Letter Code: L-2
Date: April 17, 2026
Response to Comment L-2-1
This comment states that OC Public works has no comments on the proposed project at this time and provides contact information.
The City acknowledges this comment and looks forward to future coordination with OCPW regarding development of the proposed project.
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LOS Alamitos
�
April 20, 2026
Alicia Velasco
Planning Director
City of Cypress
Community Development Department, Planning Division
5275 Orange Avenue
Cypress, California 90630
[email protected]
3191 Katella Avenue
Los Alamitos, CA 90720-5600
Telephone: (562) 431-3538
FAX: (562) 493-1255
www.cityoflosalamitos.org
SUBJECT: RESPONSE TO THE NOTICE OF AVAILABILITY OF A DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR) FOR THE SPECIFIC PLAN 3.0
BUILDOUT PROJECT
Dear Director Velasco:
Thank you for the opportunity to comment on the Notice of Availability of a Draft Environmental Impact Report (DEIR) for the Specific Plan 3.0 Buildout Project in the City of Cypress. We understand that the final project will analyze the environmental impact associated with the proposed project implementation, assess alternatives, and propose mitigation measures for identified potentially significant impacts to minimize, offset, or otherwise reduce or avoid those environmental impacts.
Particularly concerning the City of Los Alamitos is the scope of the DEIR, which will support adding 1,926 residential unit sites and the possibility of 879, 170 square feet of non-residential area on the edge of Los Alamitos. As a neighbor of the City of Cypress, the City of Los Alamitos supports the City's intent to meet its designated housing allocation, but would like to share concerns with the project's potential impacts on our adjacent community, especially the reports noted significant and unavoidable air quality and transportation impacts that come with increased density in a oncesuburban area, which eventually could significantly impact quality of life. Of the alternatives to the project, the "Historic Preservation Alternative" was considered the Environmentally Superior Alternative, and the City of Los Alamitos would agree that, barring increased housing mandates, this would be the most desirable outcome for the project.
Transportation
In the transportation study, the residential VMT impact would exceed the significance threshold by 10.4 percent. Therefore, the proposed project's VMT impact would be significant and unavoidable. As a further result of these locations slated for increased density near Katella Avenue, the City of Los Alamitos would see a concentration of noise, air quality, and transportation Comment Letter L-3
L-3-1
L-3-2
L-3-3
L-3-4