Cypress City Council
September 22, 2026

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, DOES HEREBY RESOLVE, based upon substantial evidence taken from the administrative record and at the public hearing, AS FOLLOWS:

SECTION 1. Findings. Pursuant to Section 5.8.5 of the Specific Plan, the City Council finds, after due study and deliberation, that the following circumstances exist:

1. The proposed project is compatible with the intent and purpose of this Specific Plan and the regulations herein.

The site is located in the Mixed-Use (Town Center/Medium Density Residential) District, which permits medium-density residential development, including condominiums and townhomes. The Project complies with the applicable development standards for density, height, setbacks, parking, open space, and lot coverage, and the site plan incorporates internal circulation, pedestrian connections, landscaped common open space, recreation amenities, and related site improvements. The buildings also incorporate a cohesive contemporary Spanish architectural style with stucco finishes, concrete tile roofs, varied rooflines, decorative entry treatments, and articulated building facades. With approval of the conditions included in Exhibit “A,” the Project is compatible with the intent and purpose of the Specific Plan and the regulations therein.

2. Development pursuant to the site plan will not be materially detrimental to the public health, safety or general welfare.

With approval of the conditions included in Exhibit “A,” the Project will not be materially detrimental to the public health, safety or general welfare. The site plan provides internal circulation, emergency access, parking, pedestrian connections, common open space, landscaping, stormwater improvements, and related site improvements to support the proposed residential use. The Project provides 271 parking spaces where 140 spaces are required, which will accommodate residents’ and guest parking on site and reduce potential parking impacts to surrounding areas. The Project also provides 69,347 square feet of open space where 44,800 square feet is required, including common landscaped areas and recreation amenities that support the livability of the development.

SECTION 2. CEQA. The City Council finds that the Project is statutorily exempt from additional California Environmental Quality Act (CEQA) review pursuant to CEQA Guidelines Section 15183. The City certified the Cypress Town Center and Commons Specific Plan 3.0 Environmental Impact Report on August 25, 2026. The Project is consistent with the applicable land use, density, and development standards established by Specific Plan 3.0 and would not result in project-specific significant environmental effects that were not previously analyzed or substantially more severe than evaluated in Resolution No.

the certified EIR. The Project will implement the applicable mitigation measures and regulatory compliance measures identified in the Melia Homes Lot 14 Project Consistency Analysis, prepared by LSA and dated August 26, 2026, as incorporated into the Conditions of Approval attached hereto as Exhibit “A.” Therefore, the City Council has determined that no further environmental review is required pursuant to CEQA Guidelines Section 15183.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress hereby approves Site Plan Review No. 2025-01, subject to the applicable conditions included in Exhibit “A”. The decision of the City Council is final and conclusive as to all things involved.

PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 22nd day of September, 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 22nd day of September, 2026, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Resolution No.

___________________________________

CITY CLERK OF THE CITY OF CYPRESS
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 19413 TO FACILITATE A 112-UNIT TOWNHOME DEVELOPMENT AT 4691 KATELLA AVENUE WITHIN THE CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 AND FINDING THE PROJECT EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS.

WHEREAS, the City Council of the City of Cypress has considered an application submitted by Melia Homes, Inc. (“Applicant”), for Tentative Tract Map No. 19413 (“TTM No. 19413”) to subdivide an approximately 7.33-acre site located at 4691 Katella Avenue within the Cypress Town Center and Commons Specific Plan 3.0, into eight lots for condominium purposes to facilitate a 112-unit townhome development (the “Project”); and
WHEREAS, the Project requires the following to be approved by the City Council:

Site Plan Review No. 2025-01 and Tentative Tract Map No. 19413; and WHEREAS, on September 22, 2026, the City Council held a duly noticed public hearing and accepted testimony regarding TTM No. 19413; and WHEREAS, TTM No. 19413 has been reviewed by the City’s Engineer and the Orange County Fire Department with recommended conditions of approval; and WHEREAS, the Project is statutorily exempt from additional California Environmental Quality Act review pursuant to CEQA Guidelines Section 15183 because the 112-unit townhome development is consistent with the applicable land use, density, and development assumptions established by the Cypress Town Center and Commons Specific Plan 3.0, for which the City certified an Environmental Impact Report on August 25, 2026; 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, the Cypress Town Center and Commons Specific Plan 3.0, and the Subdivision Map Act; and
WHEREAS, the City Council finds that the Applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this Resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.

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

Resolution No.

SECTION 1. The proposed map does not warrant rejection based upon the criteria for rejection in the Cypress Subdivision Ordinance, the City’s General Plan, the Cypress Zoning Ordinance, or Sections 66473.5, 66474.6 and 66474 of the Subdivision Map Act:

A. The map is consistent with the site’s General Plan land use designation of Specific Plan Area and the Cypress Town Center and Commons Specific Plan

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

C. The site is physically suitable for the type of development. The Project meets all required development standards.

D. The site is physically suitable for the density of development. The site is governed by the Cypress Town Center and Commons Specific Plan 3.0 and is located in the Mixed-Use (Town Center/Medium Density Residential) District. The Specific Plan allows medium-density residential development at a maximum density of 15 dwelling units per acre. With development of 112 residential units, the maximum allowable density for non-senior, market-rate residential development will not be exceeded. Further, the Project meets all development standards as outlined in the Specific Plan.

E. The design of the subdivision and the proposed improvements are not likely to result in substantial adverse environmental impacts or substantially and avoidably injure fish or wildlife or their habitat. Environmental impacts associated with development of this parcel were analyzed in the certified Final EIR, and the Project is statutorily exempt from additional environmental review pursuant to CEQA Guidelines Section 15183.

F. The design of the subdivision will not cause serious public health problems.

Sewer discharge requirements will occur pursuant to Section 66474.6 of the Subdivision Map Act.

G. The design of the subdivision or the type of improvements will not unreasonably interfere with the free and complete exercise of a public entity and/or public utility rights-of-way and/or easements within the tract map. Existing and proposed easements, rights-of-way, access rights, utilities, and related improvements will be preserved, dedicated, relocated, or otherwise addressed as required by the conditions of approval and final map review.

SECTION 2. CEQA. The City Council finds that the Project is statutorily exempt from additional California Environmental Quality Act (CEQA) review pursuant to CEQA Guidelines Section 15183. The City certified the Cypress Town Center and Commons Specific Plan 3.0 Environmental Impact Report on August 25, 2026. The Project is consistent with the applicable land use, density, and development standards established by Specific Plan 3.0 and would not result in project-specific significant environmental effects that were not previously analyzed or substantially more severe than evaluated in the certified EIR. Therefore, the City Council has determined that no further environmental review is required pursuant to CEQA Guidelines Section 15183.

Resolution No.

SECTION 3. NO NET LOSS LAW. The Project site is located within the CTCC Mixed Use (Town Center/Medium Density Residential) Housing Element inventory area and was identified with a capacity of 79 moderate-income units and 147 above moderate-income units, for a total capacity of 226 units. The Project provides 112 above moderate-income units. The City Council finds that approval of Tentative Tract Map No. 19413 will not result in a net loss of residential capacity pursuant to Government Code Section 65863 (No Net Loss Law) because the City retains adequate remaining sites inventory capacity to accommodate its remaining RHNA for lower- and moderateincome households. The City’s remaining RHNA and sites inventory capacity are provided in the table below.

Income Level
Very Total
Low Low Moderate AboveModerate
Remaining Capacity (units) 1,290 782 581 957 3,610
Remaining RHNA (units) 1,125 651 568 878 3,222
NOW, THEREFORE BE IT FURTHER RESOVED that the City Council of the City of Cypress hereby approves Tentative Tract Map No. 19413, subject to the conditions of approval attached hereto as Exhibit "A" and incorporated herein by this reference. The decision of the City Council is final and conclusive as to all things involved.

PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 22nd day of September, 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 22nd day of September, 2026, by the following roll call vote:

Resolution No.

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
___________________________________

CITY CLERK OF THE CITY OF CYPRESS
 Community Development Department  Planning Division  EXHIBIT "A"
SITE PLAN REVIEW NO. 2025-01
AND
TENTATIVE TRACT MAP NO. 19413
RE: 4691 Katella Avenue

CONDITIONS OF APPROVAL

1. General Conditions

1.1. Unless and until the project applicant and property owner sign and return a City-provided affidavit accepting these conditions of approval, there shall be no entitlement of the application. The project applicant and property owner shall have 15 calendar days to return the signed affidavit to the Community Development Department. Failure to do so will render City Council action on the application void. (Planning)

1.2. This approval is granted for Site Plan Review No. 2025-01 and Tentative Tract Map No. 19413, including the site plan, architectural plans, landscape plans, tentative map, and related project plans on file with the Planning Division ("the plans"). The project shall conform to the plans, except as otherwise specified in these conditions, or unless a minor modification to the plans is approved by the Community Development Director, in consultation with the City Engineer as applicable. (Planning)

1.3. The applicant shall defend, indemnify, and hold harmless the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not limited to Sections 21152 and 21167). The City shall promptly notify the applicant of any claim, action, or proceeding brought within this time period. (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) Exhibit “A”
SPR 2025-01 & TTM 19413 Page 2
Conditions of Approval
 Community Development Department  Planning Division 

1.5. The applicant shall comply with all provisions of the Code of the City of Cypress. (Planning)

1.6. All requirements of the Cypress Municipal Code, Orange County Fire Authority (OCFA), Cypress Building and Safety Division, and any other provisions of applicable law shall be satisfied prior to issuance of any certificate of occupancy. (Planning)

1.7. All applicable conditions of approval shall be complied with prior to final map recordation, issuance of permits, and/or occupancy, as specified in these conditions. (Planning)

1.8. The applicant may request minor modifications of conditions of approval consistent with the intent of the project approval. The Community Development Director, City Engineer, Orange County Fire Authority, and/or Police Chief, depending on the department responsible for the requested condition modification, shall document such modification approvals in writing. For numerical standards, the Community Development Director may approve deviations up to 10 percent provided that City code requirements are met. (Planning)

1.9. The applicant shall comply with all applicable obligations, requirements, and timing provisions set forth in the Cypress Town Center and Commons Specific Plan 3.0 Buildout Project Development Agreement and the conditions of approval for Vesting Tentative Tract Map No. 19247. These conditions of approval are in addition to, and do not supersede, amend, or limit, those obligations. (Planning, City Attorney)

1.10. 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 Site Plan Review No. 2025-01 and Tentative Tract Map No. 19413, unless modified by the City in accordance with applicable law. (Planning, City Attorney)

1.11. These conditions of approval apply to Site Plan Review No. 2025-01 and Tentative Tract Map No. 19413. References to the “final map” in these conditions mean the final map for Tentative Tract Map No. 19413, unless a condition expressly references Vesting Tentative Tract Map No. 19247 or the 19247 Final Map. These conditions do not supersede any applicable conditions or obligations of Vesting Tentative Tract Map No. 19247 or the Development Agreement for the Cypress Town Center and Commons Specific Plan 3.0 Buildout Project. (Planning)

1.12. Within 48 hours of the approval of this project, the applicant shall deliver to the Community Development Department a check payable to the County Clerk-Recorder in the amount of $50.00 for the County administrative fee, to enable the City to file the Notice of Exemption pursuant to Fish and Game Code Section 711.4 and California Code of Regulations, Title 14, Section 753.5. If, within such 48-hour period, the applicant has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. (Planning) Exhibit “A”
SPR 2025-01 & TTM 19413 Page 3
Conditions of Approval
 Community Development Department  Planning Division 

2. Planning

2.1. Utilities shall be released during the normal course of construction; however, they shall not be released until applicable conditions of approval have been met to the satisfaction of the Community Development Department. (Planning)

2.2. A copy of the approved Conditions of Approval shall be included in all development plans submitted to the City. (Planning)

2.3. At least two weeks prior to issuance of the first certificate of occupancy, the applicant shall meet with the project planner and members of the Building and Engineering Divisions to ensure that all applicable conditions of approval have been satisfied. (Planning)

2.4. The developer shall provide mailbox facilities for each residence, to the satisfaction of the Community Development Director and the Postmaster. (Planning)

2.5. The developer shall establish a homeowners association and the association shall be responsible for the enforcement of Covenants, Conditions and Restrictions (CC&Rs) related to property maintenance. The CC&Rs shall be subject to approval by the Community Development Director prior to recordation. (Planning)

2.6. All CC&Rs and any reciprocal easement agreements shall be submitted to City staff prior to recordation for review, recommendation, and approval to assure continuous maintenance applicability, responsibility, and enforceability. The CC&Rs shall assign responsibility to the homeowners association for the maintenance of areas held in common, including private streets, drive aisles, parking areas, common landscaped areas, recreation and open space areas, stormwater and water quality improvements, walls and fences, lighting, and related common amenities and improvements. (Planning)

2.7. A copy of the Condominium Plan for this project shall be submitted concurrently with the CC&Rs to City staff for review and approval prior to recordation. (Planning)

2.8. Prior to recordation of the final map, the applicant shall submit all documents necessary to establish ownership, maintenance, access, utility, drainage, and easement rights for common areas, private streets or drive aisles, recreation and open space areas, stormwater and water quality facilities, utilities, and related improvements, to the satisfaction of the Community Development Director, City Engineer, and City Attorney, as applicable. (Planning, Engineering, City Attorney)

2.9. The CC&Rs for the project shall include a section requiring that the garage parking spaces shall be maintained open and available at all times for the parking of vehicles. (Planning)

2.10. The CC&Rs for the project shall include a section requiring all required open guest parking spaces to be unassigned and prohibiting guest parking spaces from being assigned to a particular residential unit. Guest parking spaces shall not be used for Exhibit “A”
SPR 2025-01 & TTM 19413 Page 4
Conditions of Approval
 Community Development Department  Planning Division  long-term parking or storage of any vehicle, equipment, or property. (Planning)

2.11. The CC&Rs for the project shall include a section prohibiting the parking of recreational vehicles over 20 feet long in the project. (Planning)

2.12. The CC&Rs for the project shall include a section for graffiti removal responsibilities and procedures, including subscribing to an on-call graffiti prevention and removal service. (Planning)

2.13. Solid waste collection methods and container locations shall be approved by the City's solid waste hauler, City Engineer, and Community Development Director. Unless otherwise approved, the condominium development shall maintain individual trash, recycling, and organics containers for each unit on site. The CC&Rs shall include provisions restricting the storage location of individual containers to the interior of garages, except the evening prior to and the day of trash pick-up service. Individual trash containers shall be contracted through the City's disposal services contractor. (Planning, Public Works)

2.14. Any expansion or modification of the approved site plan, building elevations, tentative map, condominium plan, common area configuration, or approved site improvements beyond what is approved as part of this project shall require review and approval by the City in accordance with applicable law. (Planning)

2.15. All project amenities and common areas shall be available for use by all residents of the development and shall be maintained by the homeowners association in accordance with the approved plans and CC&Rs. (Planning)

3. Environmental Measures

3.1. All mitigation measures and regulatory compliance measures identified as applicable to the Melia Homes Lot 14 Project, located at 4691 Katella Avenue, in Attachments A and B to the Melia Homes Lot 14 Project Consistency Analysis, prepared by LSA and dated August 26, 2026, are hereby incorporated as conditions of approval for this project. The applicant shall demonstrate compliance with the applicable mitigation measures and regulatory compliance measures at the timing and monitoring milestones identified in Attachments A and B, to the satisfaction of the City department or responsible agency identified therein. Applicable mitigation measures include AIR-1, AIR-2, GEO-1, GEO-2, GEO-3, GHG-1, TRA-1, TCR-1, TCR-2, TCR-3, and TCR-4. (Planning)

3.2. A copy of the approved Conditions of Approval and the applicable mitigation measures and regulatory compliance measures identified in Attachments A and B to the Melia Homes Lot 14 Project Consistency Analysis shall be included in all development plans submitted to the City. (Planning)

4. Architecture

4.1. Architectural elevations and site plans shall be reviewed and approved by the Community Development Department prior to issuance of building permits. (Planning)
Exhibit “A”
SPR 2025-01 & TTM 19413 Page 5
Conditions of Approval
 Community Development Department  Planning Division 

4.2. All architectural treatments shall be constructed as illustrated on the approved plans and renderings. The final exterior color scheme, including stucco color, trim color, roof materials, and accent materials, shall be submitted to City staff for review and approval prior to installation or painting. (Planning)

4.3. Exterior lighting shall comply with Section 3.11.060 (Exterior Lighting) of the Zoning Ordinance. The developer shall submit a lighting plan showing standard heights and light materials and a photometric plan showing light levels on site and at adjacent property limits. All parking area and exterior structure light fixtures shall be high cutoff type that divert lighting downward onto the property and shall not cast light on any adjacent property or roadway or cause glare that affects motorists. Illumination levels at the property lines shall not exceed 0.5 foot candles. (Planning)

4.4. On-site lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. (Planning)

4.5. All roof-mounted equipment, such as heating and air conditioning units, shall be adequately screened from public view, subject to approval by the Community Development Director. (Planning)

4.6. Ground-mounted air conditioning equipment, transformer boxes, backflow devices, water valves, and similar utility equipment shall be placed in locations acceptable to the Community Development Director and shall be adequately screened from public view. Plant material is acceptable as screening material where appropriate. (Planning)

4.7. Roof and building drainpipes and downspouts shall be incorporated in an architecturally compatible manner, including location and color, to the satisfaction of the Community Development Director. (Planning)

4.8. The developer shall submit final wall and fence plans for review and approval by the Community Development Director prior to issuance of building permits. Walls and fences shall be consistent with the approved plans and compatible with the architectural design of the development. (Planning)

4.9. If community trash enclosures are required for the development, the enclosures shall be designed to screen bins from public view, use materials consistent and compatible with the project architecture, and comply with applicable water quality requirements.

The location and materials shall be subject to approval by the Community Development Director, City Engineer, and the City's solid waste hauler. (Planning, Engineering, Public Works)

5. Signage

5.1. The developer shall submit a plan showing the design and location of any proposed monument, entry, wayfinding, directional, or other project signage, which shall be subject to review and approval by the Community Development Director. The developer shall not erect or display on the subject property any signs which have not been approved in writing by the Community Development Department. (Planning) Exhibit “A”
SPR 2025-01 & TTM 19413 Page 6
Conditions of Approval
 Community Development Department  Planning Division 

5.2. The installation and method of sign illumination shall be reviewed and approved by the Planning Division and the Building and Safety Division under separate permit and pursuant to the requirements of the Cypress Municipal Code and Zoning Ordinance. The developer shall take appropriate measures to ensure that sign illumination does not create glare for vehicular traffic. All electrical conduits, timer devices, and other electrical equipment shall be buried underground or concealed within the sign. (Planning)

5.3. Changeable copy or lettering on any freestanding sign face is prohibited unless separately reviewed and approved by the City in accordance with applicable law. (Planning)

6. Landscaping

6.1. 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)

6.2. 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)

6.3. 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)

6.4. Landscaping shall be installed by the developer and maintained by the homeowners association in accordance with the approved landscape plans and CC&Rs. (Planning)

7. Operational

7.1. Exterior storage is specifically prohibited, except for temporary construction storage authorized by the City or storage within enclosed garages or other areas expressly approved by the Community Development Director. (Planning)

7.2. Parking areas, drive aisles, fire lanes, and internal circulation areas shall be used solely for vehicular parking, circulation, emergency access, and access to units and common areas, unless otherwise approved in writing by the Community Development Director, City Engineer, or Fire Authority, as applicable. (Planning, Engineering, OCFA)

7.3. Common open space, recreation areas, pedestrian walkways, and related amenities shall be maintained for their intended use and shall not be converted to storage, vehicle parking, or other unapproved uses. (Planning)
Exhibit “A”
SPR 2025-01 & TTM 19413 Page 7
Conditions of Approval
 Community Development Department  Planning Division 

7.4. The use of mechanical devices associated with the cleaning and maintenance of real property shall be conducted in accordance with the Cypress Zoning Code. (Planning)

8. Property Maintenance

8.1. 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)

8.2. 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)

8.3. 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)

8.4. The property shall be maintained free of the accumulation of trash and debris. Trash and debris associated with the permitted uses are to be stored solely in designated trash enclosures. (Planning)

9. Orange County Fire Authority

9.1. 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)

9.2. 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 OCFA clearance of a final map or issuance of a precise grading permit or building permit, if a grading permit is not required:
• Fire Master Plan (service code PR145)
• Alternative Methods and Materials (AM&M) request (PR910) due to hose pull deficiencies.

Prior to issuance of a building permit:
• Fire sprinkler system (service codes PR400-PR465)
Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, Exhibit “A”
SPR 2025-01 & TTM 19413 Page 8
Conditions of Approval
 Community Development Department  Planning Division  construction, inspection, or occupancy. 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. Standard notes, guidelines, informational bulletins, submittal instructions, and other information related to plans reviewed by OCFA may be found by visiting ocfa.org on the Planning and Development Section homepage.

9.3. Temporary/Final Occupancy Inspections: Prior to issuance of a temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy requested.

Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150. (OCFA)

9.4. 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 or, where no final map is required, prior to approval of the fire master plan. (OCFA)

9.5. Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from 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)

10.Fees

10.1. 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: (Engineering) • Building, mechanical, electrical, and 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; and • Other applicable City, regional, or agency fees required for the project.

11.Engineering

11.1. 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 Exhibit “A”
SPR 2025-01 & TTM 19413 Page 9
Conditions of Approval
 Community Development Department  Planning Division  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)

11.2. 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)

11.3. 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)

11.4. 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)

11.5. 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)

11.6. The City shall not accept ownership, operation, or maintenance responsibility for any streets, storm drains, water lines, or sewer utilities within the development until all such infrastructure has been fully constructed, inspected, and formally approved as meeting all current City Standards and Specifications. Prior to City acceptance and the release of faithful performance bonds, the Applicant shall submit "as-built" record drawings certified by a registered civil engineer and provide a one-year maintenance bond guaranteeing the infrastructure against defects. (Engineering)

12.Landscaping within the Public Right-of-Way

12.1. The applicant or successor in interest shall maintain all landscaping, irrigation, and trees planted in the public right-of-way and roadway parkways located along the frontages of their properties in a working, healthy and safe condition. This obligation shall remain in effect unless and until a master homeowners association is established and legally assumes the maintenance obligation through a recorded agreement or Exhibit “A”
SPR 2025-01 & TTM 19413 Page 10
Conditions of Approval
 Community Development Department  Planning Division  other instrument approved by the City. The applicant, successor in interest, or project homeowners association shall remain responsible for the maintenance of these areas until the City confirms in writing that the obligation has been transferred. (Engineering, Maintenance)

12.2. Prior to the issuance of any Certificate of Occupancy, the property owner shall record an instrument which obligates the project Homeowner’s Association’s participation in the future Master Covenant Instrument for the maintenance, operation and repair of:
(a) the Lots 5/6 Park, (b) landscaping, irrigation, and water quality best management practices devices and improvements, within public rights-of-way (including medians and parkways), (c) green trails and bike paths; (d) utilities metered to the publicly owned portions of the property and (e) signs on the Public Property, in accordance with Section 6.3 of the Development Agreement for the Specific Plan 3.0 Buildout Project associated with Vesting Tentative Tract Map 19247. (Engineering, Maintenance)

13.Sewer and Wastewater

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

13.2. 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)

13.3. Prior to issuance of any Certificate of Occupancy, proposed public sewer lines must be constructed to meet the requirements of the City Design Standards for Sewer Facilities and must be approved and accepted by the City Engineer. (Engineering)

13.4. All sewer lines (including mains and laterals) within private lots/properties, up to the point of connection to the City owned/maintained sewer line, 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 up to the point of connection to the City owned/maintained sewer line. (Engineering)

13.5. All sewer main lines shall be inspected and cleared at least once every twenty-four (24) months as part of the Homeowners Association’s maintenance requirements.

All sewer laterals shall be inspected and cleared as needed. The Homeowner’s Association must inspect and clear any sewer lines as necessary if backups or overflows are reported. CC&Rs for the project shall include provisions to establish and enforce these sewer maintenance requirements. (Maintenance)

14.Street Trees

14.1. 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) Exhibit “A”
SPR 2025-01 & TTM 19413 Page 11
Conditions of Approval
 Community Development Department  Planning Division 

14.2. The applicant or successor in interest shall trim all trees in the public right-of-way along the property frontage 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. This obligation shall remain in effect unless and until a master homeowners association is established and legally assumes the maintenance obligation through a recorded agreement or other instrument approved by the City. The applicant, successor in interest, or project homeowners association shall remain responsible for the maintenance of these areas until the City confirms in writing that the obligation has been transferred. (Maintenance)

14.3. The applicant or successor in interest shall maintain and irrigate all trees in the public right-of-way along the property frontage to maintain the trees in a healthy and safe condition. This obligation shall remain in effect unless and until a master homeowners association is established and legally assumes the maintenance obligation through a recorded agreement or other instrument approved by the City. The applicant, successor in interest, or project homeowners association shall remain responsible for the maintenance of these areas until the City confirms in writing that the obligation has been transferred. (Maintenance)

15.Street Lighting

15.1. Prior to issuance of any Certificate of Occupancy, the proposed public streetlights on Moody Street shall be installed, inspected and approved. (Engineering)

16.Streets

16.1. Prior to the recordation of the final map, 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)

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

16.3. The applicant shall submit a street design plan for approval by the City Engineer for all proposed City streets or any work within existing public right of way. Street name Exhibit “A”
SPR 2025-01 & TTM 19413 Page 12
Conditions of Approval
 Community Development Department  Planning Division  signs and traffic signs shall be installed per City Standards. (Engineering)

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

16.5. Certificates of Occupancy shall not be granted until all roadway and utility improvements (including pavement, sidewalk, curb and gutter, sewer and storm drain, striping, signage, bike facilities and traffic control devices, landscaped parkways, medians, street trees, irrigation, street lighting, and water quality treatment devices) on Moody Street, from Katella Avenue to the project limits, have been completed in accordance with the Conditions of Approval for the Vesting Tentative Tract Map 19247 and accepted by the City in writing. (Engineering)

17. Subdivisions

17.1. This approval is granted subject to the City’s approval of a tentative map and final map and recordation of the final map. The City shall issue building permits only after such recordation, unless otherwise approved by both the Director of Community Development 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 map. (Engineering, Planning)

17.2. 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 Director of Community Development 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)

17.3. 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 Attorney, for the 14-foot-wide strip of land along the Moody Street frontage for public street right-of-way purposes. The area shall be owned and maintained as a private street until acceptance of the offer and the street is constructed to the City’s public street standards as determined by the City Engineer. (Engineering)

18. Traffic

18.1. 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)
Exhibit “A”
SPR 2025-01 & TTM 19413 Page 13
Conditions of Approval
 Community Development Department  Planning Division 

18.2. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveways, and parkways, in a manner meeting the approval of the City Traffic Engineer. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing trees, signs, utilities, landscape, hardscape, slopes or any other encroachments from the limited use area in a manner meeting the approval of the City Engineer. (Engineering)

19. Utilities

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

19.2. 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)

19.3. 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)

19.4. 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)

19.5. 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)

20. Drainage

18.1. Prior to issuance of any grading/drainage permits, 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.
• 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 Exhibit “A”
SPR 2025-01 & TTM 19413 Page 14
Conditions of Approval
 Community Development Department  Planning Division  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.

18.2. The applicant shall construct an underground stormwater detention basin in accordance with City standards and as approved by the City Engineer. The stormwater detention basin will be privately owned and maintained. (Engineering)

18.3. Prior to issuance of any Certificate of Occupancy, proposed public storm drains must be constructed to meet City Standards and must be approved and accepted by the City Engineer. (Engineering)

21. Storm Water Quality – National Pollutant Discharge Elimination System

21.1. 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.

21.2. 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.

Exhibit “A”
SPR 2025-01 & TTM 19413 Page 15
Conditions of Approval
 Community Development Department  Planning Division 

21.3. 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 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.

21.4. 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 Exhibit “A”
SPR 2025-01 & TTM 19413 Page 16
Conditions of Approval
 Community Development Department  Planning Division  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 Operations and Maintenance (O&M) Plan. (Engineering, Water Quality) (NPDES/WQMP Compliance Measures).

21.5. 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.

21.6. 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.

21.7. 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.

21.8. 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.

21.9. 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.

21.10. 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 Exhibit “A”
SPR 2025-01 & TTM 19413 Page 17
Conditions of Approval
 Community Development Department  Planning Division  regulations for grading and construction activities. The ESCP must identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. must be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP must also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right-of-ways. 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.

21.11. 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.

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.

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

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

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

21.15. All onsite storm drains including post-construction best management practices (BMPs) must be cleaned at least twice a year; once immediately before October 1 st (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.

21.16. 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.

21.17. 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.

21.18. 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 Protection Agency (USEPA) presently or in the future.

21.19. 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.

Exhibit “A”
SPR 2025-01 & TTM 19413 Page 18
Conditions of Approval
 Community Development Department  Planning Division 

21.20. 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.

21.21. 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.

21.22. 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-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.

22.Building and Safety

22.1. 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)

22.2. 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)

22.3. 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)

22.4. 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)

22.5. 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)

23.Security
Exhibit “A”
SPR 2025-01 & TTM 19413 Page 19
Conditions of Approval
 Community Development Department  Planning Division 

23.1. The landscaping and lighting plans for the project shall be subject to review by the Cypress Police Department. (Police Department)

23.2. Illuminated address signs shall be installed next to each garage door for easy identification by Police and Fire personnel. (Police Department)

23.3. The CC&Rs shall contain a restriction prohibiting the parking of vehicles in front of garages. Common areas not designated for guest parking shall be kept clear at all times. (Police Department)

23.4. Security lighting shall be provided in parking areas, public open space areas, and driveways. Front door entrances to the individual units shall also be provided with light fixtures. (Police Department)

23.5. Landscaping adjacent to pedestrian walkways, streets, garage fronts, and unit entrances shall be designed and maintained to remain low-profile and to avoid creating concealment locations. Trees and bushes within common areas shall be maintained to preserve clear sightlines throughout the development. (Police Department)

23.6. Common recreation areas, including the multipurpose lawn, pocket park with barbecue areas, and recreation area, shall maintain unobstructed sightlines from surrounding residences and roadways. Seating areas shall be visible from multiple vantage points and adequately illuminated during evening hours. (Police Department)

24.Solid Waste

24.1. The applicant shall construct new or modify its existing trash enclosure structures to house all required solid waste containers (trash, recycle, organics) and possess a solid covered roof that prohibits stormwater to enter and then discharge from the enclosure. (Public Works, Water Quality)

24.2. 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)

24.3. 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)

24.4. The applicant shall not install a trash compactor at the site without first having received written approval from the City’s solid waste hauler. (Public Works)

24.5. For residential automated trash service, the applicant must provide on-site driveways, drive aisles and turnarounds with adequate space, clearance, material and loading Exhibit “A”
SPR 2025-01 & TTM 19413 Page 20
Conditions of Approval
 Community Development Department  Planning Division  capacity for solid waste trucks to maneuver and turn around on site (as reviewed and approved by the City’s solid waste hauler and the City Engineer). Solid waste trucks shall be prohibited from backing out into city streets and roadways. (Public Works) Tentative Tract Map No. 19359
Project Site
4872 Lincoln Avenue N

VICINITY MAP
Project Site
4691 Katella Avenue Tentative Tract Map No. 19413
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KATELLA AVENUE

MOODY STREET

SIBONEY
STREET LOT 2 OF LLA 2025-02 RECORDED 3/10/2026 AS INSTRUMENT NO. 2026000070127, O.R.

Δ LOT 14 OF VESTING TENTATIVE TRACT MAP NO. 19247 TENTATIVE TRACT NO. 19413 FOR CONDO PURPOSES IN THE CITY OF CYPRESS COUNTY OF ORANGE, STATE OF CALIFORNIA TAIT & ASSOCIATES, INC. APRIL 2026 VICINITY MAP N.T.S. 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0' CONTOUR INTERVAL = 1-FOOT N
N 30' 60 60' 120' 240' NOTES: TITLE NOTES: EXISTING NUMBER OF LEGAL LOTS: 1 PER LLA 2025-02 RECORDED 3/10/2026 AS INSTRUMENT NO. 2026000070127, O.R. PROPOSED NUMBER OF LOTS: 8 ALSO SHOWN AS PARCEL 2 OF LLA 2025-02 & LOT 14 OF VTTM NO. 19247 EXISTING SITE PLAN LEGAL DESCRIPTION: PARCEL A: PARCEL B: TITLE REPORT: LEGEND: ABBREVIATIONS:
701 North Parkcenter Drive
Santa Ana, CA 92705
p: 714.560.8200
www.tait.com
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
DRAWN: TAIT
DATE: 02/25/2026
CHECKED: JV
DATE: 02/25/2026
REVISION #:

DATE:

JOB NO: SP8338D of
CYPRESS, CA 90720 11
UPDATED TTM PER CITY COMMENTS JM 11/14/25 1 STATEMENT OF OWNERSHIP UTILITY PURVEYORS: SURVEYOR'S STATEMENT: THIS MAP WAS PREPARED BY ME OR UNDER MY SUPERVISION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS' ACT. __________ ________________________________ ____________________ MICHAEL FURLONG, PLS 8899 DATE LICENSE EXPIRES: 12-31-27 1 EXISTING SITE PLAN
TENTATIVE TRACT NO. 19413 SHEET INDEX: 4/8/26 Melia Homes Inc.

E 6016000
E 6016200
E 6016400 N 2240600
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MOODY STREET

EXTENSION
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Δ LOT 1 1.63 AC LOT 4 0.77 AC LOT 5 0.72 AC LOT 6 0.70 AC LOT A - 0.72 AC LOT 2 1.70 AC LOT B 0.34 AC PRIVATE ST.

PRIVATE ST. PRIVATE ST. LOT 3 0.75 AC
Δ
Δ TENTATIVE TRACT NO. 19413 FOR CONDO PURPOSES 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 20' 40 40' 80' 160' LEGEND:
701 North Parkcenter Drive
Santa Ana, CA 92705
p: 714.560.8200
www.tait.com
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
DRAWN: TAIT
DATE: 02/25/2026
CHECKED: JV
DATE: 02/25/2026
REVISION #:

DATE:

JOB NO: SP8338D of
CYPRESS, CA 90720 11
UPDATED TTM PER CITY COMMENTS JM 11/14/25 1
2 PROPOSED SUBDIVISION
TENTATIVE TRACT NO. 19413
9 AN EASEMENT FOR POLE LINES AND INCIDENTAL PURPOSES, RECORDED AUG. 5, 1959 AS BK. 4828, PG. 303 OF O.R. (TO BE QUITCLAIMED) 12 THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLESED ACCESS AND UTILITY EASEMENT AGREEMENT, KATELLA AVENUE ENTRANCE RECORDED SEPTEMBER 11, 1990 AS INST. NO. 90-482112 OF O.R. NOTE 1: AN INSTRUMENT WHICH CONVEYS THE ABOVE MENTIONED EASEMENT HOLDER'S RIGHT TO FJC U.S.A. INC. RECORDED SEPT. 11, 1990 AS INST. NO. 90-482120 OF O.R. NOTE 2: AGREEMENT AMENDED. RECORDED JAN. 18, 1991 AS INST. NO. 91-025992 OF OR.R. NOTE 3: THE TERMS, PROVISIONS AND CONDITIONS CONTAINED IN A DOCUMENT ENTITLED "RELEASE AGREEMENT" EXECUTED BY AND BETWEEN LOS ALAMITOS RACECOURSE. RECORDED DEC. 07, 1998 AS INST. NO. 19980839315 OF O.R. 16 6' SCE EASEMENT RECORDED DECEMBER 26, 1991 INST. NO. 91-710054 IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. (TO BE QUITCLAIMED) 17 AN EASEMENT FOR TRANSMITTING INTELLEGENCE BY ELECTRICAL MEANS AND INCIDENTAL PURPOSES, RECORDED DECEMBER 26, 1991 AS INST. NO. 91-710055 OF O.R. IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. (TO BE QUITCLAIMED) EXISTING EASEMENTS:
1 24' WIDE UTILITY EASEMENT FOR THE PURPOSES OF SEWER, WATER, POWER, GAS AND TELEPHONE UTILITIES AND EMERGENCY ACCESS TO THE CITY OF CYPRESS 2 20' OFF-SITE GRADING/SLOPE EASEMENT FROM LARC TO MELIA HOMES 3 VARIABLE WIDTH EASEMENT FOR UTILITY PURPOSES ALONG MOODY STREET TO BE GRANTED TO THE CITY OF CYPRESS PER SEPARATE INSTRUMENT. 4 28' WIDE EASEMENT FOR EMERGENCY & UTILITY ACCESS (PRIVATE SEWER) TO CITY OF CYPRESS AND WATER TO GSWD 5 VARIABLE WIDTH EASEMENT TO GSWD FOR WATER METER AND FIRE HYDRANT 6 14' IRREVOCABLE OFFER TO DEDICATE FOR MODDY STREET PROPOSED EASEMENTS:

SECTION A-A SECTION B-B (VTTM 19247) SECTION C-C NTS SECTION D-D NTS SECTION E-E NTS SECTION F-F NTS PRIVATE DRIVE 701 North Parkcenter Drive
Santa Ana, CA 92705
p: 714.560.8200
www.tait.com
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
DRAWN: TAIT
DATE: 02/25/2026
CHECKED: JV
DATE: 02/25/2026
REVISION #:

DATE:

JOB NO: SP8338D of
CYPRESS, CA 90720 11
UPDATED TTM PER CITY COMMENTS JM 11/14/25 1
3 PROPOSED SECTIONS
TENTATIVE TRACT NO. 19413
T
T
T Pile
5 35
40 45 50
30 30 30 33.4 32.4 33.3 28.7 32.2 28.8 32.4 31.4 31.9

1.4 28.9 31.3 31.7 32.1 32.7 31.8 31.6 31.7 31.9 31.9 32.1 32.3 31.3 31.6 28.2 32.2 32.9 33.6 32.5 32.7 30.6 28.6 28.7 34.1 32.6 33.2 32.1 31.2 31.3 31.8 32.7 33.1 nured
d Vegetation Ground Obscured
A
C
A
D
E
E
B
B
C
D
F
F
701 North Parkcenter Drive
Santa Ana, CA 92705
p: 714.560.8200
www.tait.com
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
DRAWN: TAIT
DATE: 02/25/2026
CHECKED: JV
DATE: 02/25/2026
REVISION #:

DATE:

JOB NO: SP8338D of
CYPRESS, CA 90720 11
UPDATED TTM PER CITY COMMENTS JM 11/14/25 1
5 CONCEPTUAL GRADING PLAN
TENTATIVE TRACT NO. 19413
N
Pile 35
30 EXISTING APARTMENTS MOODY EXTENSION LOT 14
KATELLA AVENUE N LEGEND MOODY STREET EXTENSION AND UTILITY EXTENSION EXHIBIT FOR REFERENCE ONLY. IMPROVEMENTS TO BE CONSTRUCTED PER BACKBONE MAP VTM 19247 701 North Parkcenter Drive
Santa Ana, CA 92705
p: 714.560.8200
www.tait.com
Santa Ana
San Luis Obisbo
Sacramento
Riverside
Denver
Boise
Dallas Since 1964

ENGINEERING ENVIRONMENTAL BUILDING LAND ASSOCIATES &
DRAWN: TAIT
DATE: 02/25/2026
CHECKED: JV
DATE: 02/25/2026
REVISION #:

DATE:

JOB NO: SP8338D of
CYPRESS, CA 90720 11
UPDATED TTM PER CITY COMMENTS JM 11/14/25 1 6
MOODY STREET EXTENSION PER VTM 19247
TENTATIVE TRACT NO. 19413
P-1 P-3 P-2 P-4 P-3X P-1 P-2 P-1 P-2 P-1 P-3 P-2 P-4 P-3X P-1 P-3 P-2 P-4 P-3X P-1 P-2 P-1 P-2 P-1 P-3 P-2 P-4 P-3X P-1 P-3 P-2 P-4 P-3X P-1 P-2 P-1 P-2 P-1 P-3 P-2 P-4 P-3X P-3 P-1 P-2 P-4 P-3X P-1 P-2 P-3 P-1 P-2 P-1 P-2 P-4 P-3X P-3 P-1 P-2 P-4 P-3X P-1 P-2 P-3 P-1 P-2 P-1 P-2 P-4 P-3X P-1 P-3 P-2 P-4 P-3X P-1 P-2 P-1 P-2 P-1 P-3 P-2 P-4 P-3X P-3 P-1 P-2 P-4 P-3X P-1 P-2 P-3 P-1 P-2 P-1 P-2 P-4 P-3X P-3 P-1 P-2 P-4 P-3X P-1 P-2 P-3 P-1 P-2 P-1 P-2 P-4 P-3X 15' 22' 20' Front Setback
15'
10' Side Setback 46' 26'
34'
15' 35' 18' 35'
24'
8' 24'
24' 8'
24'
24'
15' 18'9'
15' 14' 10' Rear Setback 24'
28' 10'
15' 24'
15' 35' 18' 35'
15' 46' R25' R25'
R12'
R12'
R12'
R12'
3' 28' 3' 26' R10' R10'
R10' R10'
10'
10' Side Setback N o r t h Original Scale : 1"= 40' Site Summary: Total Homes : 112 Site Area : ±7.33 Acres Density : ±15.3 Homes per Acre Parking Required: 1.25 Spaces/Unit x 112 : 140 Total Required : 140 (1.25:1) Parking Provided: Garage Spaces : 224 Uncovered Spaces : 47 Total Provided : 271 (2.42:1) Lot Coverage Required - 60% Max. : ±191,484.78 SF Provided : ±130,110.29 SF (40.8%) Unit Mix: Plan 1 (1,566 SF/3BR/2.5BA) : 32 (28.6%) Plan 2 (1,732 SF/3BR/2.5BA) : 32 (28.6%) Plan 3 (1,800 SF/3BR/2.5BA) : 16 (14.3%) Plan 3X (1,806 SF/3BR/2.5BA) : 16 (14.3%) Plan 4 (2,068 SF/4BR/3.0BA) : 16 (14.3%) Total : 112 2-Story 7-Plex, typical Cypress, California 0 6 . 0 5 . 2 5 Copyright 2025 Bassenian | Lagoni Architects Note: This yield study is for the purpose of estimating the maximum density of a residential product type on a site of a given configuration. If specific entitlement requirements differ from the criteria shown on the plan (such as setbacks, minimum lot sizes, street standards, retention requirements, etc.) then the actual possible density may vary substantially. 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 20 40 80 SCALE: 1" = 40'-0" CONCEPTUAL SITE PLAN REMINGTON 935.24328 Moody Street
Existing 10' SCE Easement
Primary Entry Recreation Area w/ Pool Restrooms/Pool Equipment Multipurpose Lawn Pocket Park Pocket Park 1 2 3 4 5 6 78 9 10 16 15 14 13 12 11 M M M M M 18 17 19 20 2122 23 24 25 26 27 28 29 30 31 32 33 34 3536 37 38 46 45 44 43 42 41 40 39 47 48 4950 51 52 53 54 55 56 60 59 58 57 61 62 6364 65 66 67 68 69 70 71 72 73 74 75 76 7778 79 80 84 83 82 81 88 87 86 85 89 90 9192 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 110 109 108 112 111 Building 1 Building 2 Building 3 Building 4 Building 6 Building 5 Building 7 Building 8 Building 9 Building 10 Building 11 Building 12 Building 13 Building 14 Building 16 Building 15 BBQ Area BBQ Area A 0.1 152'-4"
34'-2" Plan 2 Plan 1 146'-7" Plan 4 Plan 2 Plan 1 Plan 4 Plan 2 Plan 1 Plan 2 Plan 1 Plan 3 X (Acc. D.U.) 8"
28'-2" Plan 3 Plan 3 X (Acc. D.U.) Plan 3
10'-4"
8" C y p r e s s , C a R E M I N G T O N J U N E 2 0 2 5 J:\GROUP4\93524360\DESIGN\4360_DES_7PLEX_COMP FLR.DWG
Copyright 2021 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 9 3 5 . 2 4 3 6 0 Newport Beach, CA USA 92660 0 4 8 16 A 1.1 T Y P I C A L M O T O R C O U R T F i r s t F l o o r C o m p o s i t e

Conceptual Landscape Plan

CYPRESS REMINGTON
Melia Homes
Project No.: MH24-D
Date: June 4, 2025
1st Submittal
8 L-1
Community Rec Center with a pool, cabanas, and chaises, and shade structure, fire-pit, picnic tables, lawn area & buffet counter area outside of pool area.

Metal arbor feature between garages with flowering vines.

Passive pocket park with bench seating.

Sixteen community cluster mailboxes, per USPS review and approval.

Proposed wall, pilaster, gate or fence, per L-3 Wall & Fence Plan.

Enhanced paving at main project entry.

Enhanced paving at motorcourts.

Proposed tree, per L-4 Planting Plan.
5' wide pedestrian esplanade, integral colored concrete, with light top-cast finish and saw-cut joints.
4' wide community natural colored concrete sidewalk, with light top-cast finish and saw-cut joints.

Belmont style entry monument / sign feature.

Private unit patio.

Accessible parking stall and striping, per Civil plans.

Guest parking stall.

Natural colored concrete driveway, with light broom finish and tooled joints.

Common area landscape, builder installed and HOA maintained.

Community dog bag station (black in color), for pet owners.

Property line.

Public street R.O.W.

Proposed public street sidewalk, per Civil plans.

Transformer to be screened with landscape, quantity and final locations to be determined.

Short term bike parking (1 bike rack to accommodate 2 bike stalls).

Retention storm area with modular device (per Civil plans); with riparian planting.

Proposed AC condenser locations, per Architecture plans.

12. 11.

10. 5.

9. 8.

7. 6.

4. 3.

2. 1.

LEGEND
3 *Conceptual images (provided herein are conceptual and subject to change)

13. 14.

15. 16.

17. 18.

19. 20.

21. 22.

23. 24.
60'
Scale: 1" = 30'
0 15' 30'
1 6
11 2
2 2 2
2 2
3 4
5 5
5 5
7 7
7 7
8 8 9
9 10
10 10
12 12
12 12
12 13
14 14
14 13
3 13 14
14 14
15 15
16 16
16 18
18 18
18 19
19 20
20 21
21 21
21 23
24 24
24 24
24 22
17 17
3 4 6 7 17 22
20'
Scale: 1" = 10'
0 5' 10'
Conceptual Enlargement Landscape Plan

CYPRESS REMINGTON
Melia Homes
Project No.: MH24-D
Date: June 4, 2025
1st Submittal L-2
*Conceptual images (provided herein are conceptual and subject to change) Shade structure, fire-pit,
and lounge seating.

Lounge Chaises.
seating.

Cabanas.

Rec Pool.

Lawn area.

Buffet counter, trash receptacle,
and picnic table seating.

Bike rack.
4 1
2 3 5 6
7 8
Pool building.
2 1 2
3 4
5 6
8 Private unit patio.
8 Private unit patio.
6 7
Type/Form

PLANTING LEGEND
Symbol
Specimen
Street
Trunk
Multi
Single
Botanical Name (Common Name)
Suggestions
Tristania conferta (Brisbane Box)
Olive sp. (Field Grown Olive, B&B)
Evergreen Arbutus unedo (Strawberry Tree) Multi
Flowering
Size
10'x10'
24" Box
24" Box
TREES
Canopy Single 24" Box
Deciduous
Low
Low
Medium
Qty.

Platanus racemosa (California Sycamore) Medium
(R3)
Focal Magnolia grandiflora 'Little Gem' Single 36" Box Medium 3 48
9 3
2 Canopy
Wucols
PALMS
Vertical Phoenix dactylifera (Date Palm) Single 10' BT Low 10 Syagrus romanzoffiana (Queen Palm) Medium
(Little Gem Magnolia)

33.3 32.2

32.4 31.4

31.9 31.4

31.9 32.7 33.1
n
ured
ed
Vegetation
Ground Obscured
1 2 3 4
5 6
7 8
9 10
16 15 14 13 12 11
M M M
M
M
60 59 58 57
61 62
63 64
65 66
67 68 69 70
71 72 73 74
75 76
77 78
79 80
84 83 82 81 88 87 86 85
89 90
91 92
93 94
95 96 97 98 99 100 101 102
103
104
105
106
107
108
112 111 110 109
18 17
19 20
21 22
23 24
29 30 31 32 25 26 27 28
33 34
35 36
37 38 46 45 44 43 42 41 40 39
47 48
49 50
51 52
53 54 55 56
P-3 P-1 P-2 P-1
P-2 P-4
P-3X
P-3X
P-4 P-2 P-3 P-1 P-2 P-1
P-3X
P-4
P-2 P-1 P-2 P-1 P-3 P-3 P-1 P-2 P-1
P-2 P-4
P-3X
P-3X
P-4
P-2 P-3 P-1 P-2 P-1 P-1 P-2 P-1 P-3
P-2 P-4
P-3X
P-1 P-2 P-1 P-3
P-2
P-4
P-3X
P-3X
P-4
P-2
P-1 P-2 P-1 P-3
P-4 P-2
P-1 P-2 P-1 P-3 P-3 P-1 P-2 P-1 P-2 P-4
P-3X
P-3X
P-4
P-2
P-3 P-1 P-2 P-1 P-1 P-2 P-1 P-3
P-2
P-4
P-3X
P-3X P-3X
P-4 P-2
P-1 P-2 P-1 P-3
P-1 P-2 P-1 P-3
P-3 P-1 P-2 P-1
P-3 P-1 P-2 P-1
P-2
P-4
P-3X
P-3X
P-2
P-4
P-3X
P-2
P-4
53 D
D
D
T
T
T M O O D Y S T.

Limit of Work
Limit of Work Limit of Work
Cupressus sempervirens (Italian Cypress)
City
Columnar Single
Handroanthus impetiginosus (Pink Trumpet Tree)
Parkway
Single
15 Gal
24" Box Medium
Low
TOTAL = 153
10 24
Deciduous Lagerstroemia indica x fauriei 'Natchez' Single Flowering
15 Gal Low 16
Podocarpus henkelii (Henkel yellowwood) Medium
(Final Species Selection Per City)
Medium Eriobotrya deflexa (Bronze Loquat) Single 15 Gal Medium 28 (Crape Myrtle)
VINES
Vines Macfadyena unguis-cati (Cat's Claw Vine) - 5 Gal. Low 80 Geijera parvilflora (Australian Willow)
Type/Form

PLANTING LEGEND
Symbol Trunk
Botanical Name (Common Name)
Suggestions Size (R3) Qty.

Wucols
Conceptual Planting Plan

CYPRESS REMINGTON
Melia Homes
Project No.: MH24-D
Date: June 4, 2025
1st Submittal
NOTES:

1. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) .

2. Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations.

3. The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions.

4. All trees within 5' of hardscape to be installed with deep root barriers.

L-4

VINES & ESPALIERS
Bougainvillea 'Monka' Bougainvillea
Macfadyena unguis-cati Cat's Claw Vine
(Oo-La-La® Bougainvillea)
Antigonon leptopus Coral Vine
Low
Low
Low
Rhaphiolepis indica 'Clara'
SHRUBS and GROUND COVER
Agave sp.

Aloe sp.

Bougainvillea sp.

Carissa macrocarpa 'Green Carpet'
Lavandula stoechas 'Larkman Hazel'
Rosmarinus o. 'Huntington Carpet'
Chamaerops humilis
Xylosma congesta 'Compact'
Carex divulsa
Stipa (Nassella) pulchra
Muhlenbergia rigens
Kalanchoe thyrsiflora
Delosperma cooperi
Callistemon citrinus 'Little John'
Dasylirion longissimum
Westringia sp.

Dianella revoluta 'Little Rev'
Yucca gloriosa
WUCOLS (R3)
India Hawthorn
Agave
Aloe
Bougainvillea
Dwarf Natal Plum
Hazel™ Spanish Lavender
Groundcover Rosemary
Mediterranean Fan Palm
Compact Xylosma
Berkeley Sedges
Purple Needlegrass
Deer Grass
Flapjack Paddle Plant
Trailing Ice Plant
Dwarf Bottlebrush
Mexican Grass Tree
Westringia
Little Rev™ Flax Lily
Spanish Dagger
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Very Low
Low
Low
Low
Low
Very Low
Low
Low
Very Low
Muhlenbergia capillaris Pink / Hairy Awn Muhly Low
Hesperaloe parviflora Red / Yellow Yucca Very Low
60'
Scale: 1" = 30'
0 15' 30'

CARLSBAD
CLOVIS

EMERYVILLE
IRVINE

LOS ANGELES

PALM SPRINGS

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net

MEMORANDUM
DATE: August 26, 2026
TO: Kyle Webber, Senior Planner, City of Cypress
FROM: Lauren Peachey, Environmental Planner, LSA
Ryan Bensley, Principal, LSA
SUBJECT: Melia Homes Lot 14 Project and Cypress Town Center and Commons Specific Plan

3.0 Project Environmental Impact Report – Consistency Analysis

INTRODUCTION
The City of Cypress (City) City Council adopted the Cypress Town Center and Commons Specific Plan

3.0 Project (Specific Plan 3.0 Buildout Project) and certified the Specific Plan 3.0 Project Environmental Impact Report (Specific Plan 3.0 EIR) (State Clearinghouse [SCH] No. 2025040377) on August 25, 2026. The Specific Plan 3.0 Buildout 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 (Buildout Area) in the City and includes the approval of Vesting Tentative Tract Map No. 19247 (VTTM 19247). Melia Homes has proposed the Lot 14 Project on the entirety of Lot 14 in the proposed VTTM 19247, which includes the subdivision of proposed Lot 14 into 8 lots (Lots 1 through 6, A and B) for condominium purposes and the construction and sale of 112 two-story, attached townhomes (herein referred to as the “proposed project”).

The scope of the proposed project falls within the maximum development envelope for the project site as analyzed in the Specific Plan 3.0 EIR. Accordingly, the proposed project is being evaluated pursuant to Section 15183 of the State CEQA Guidelines to determine whether its environmental effects were adequately addressed in the environmental impact report certified for the Specific Plan

3.0 Buildout Project, and whether any project-specific effects require additional environmental review.
8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 2

BACKGROUND
In 1946, Frank Vessels purchased 435 acres of land that included the Buildout Area in what would become the City of Cypress. Vessels initially used this land to raise cattle and quarter horses. In 1947, Vessels built a racetrack on a portion of the property that was used for car and quarter horse racing.

In 1954, a new racetrack was developed at its current location within the Buildout Area. The adjoining Cypress Golf Club (GC) was constructed in 1961 and permanently closed in 2004.

On April 17, 1990, the Cypress City Council adopted the original Cypress Business & Professional Center Specific Plan (Original Specific Plan), which established comprehensive guidance and regulations for the development of approximately 298.2 gross acres of land within the City that included all of the land that is currently governed by the Specific Plan, as well as the former Golf Club and several other properties in the surrounding areas. Subsequently, on April 24, 1990, in accordance with “Measure D”, the voters of the City of Cypress approved an initiative that changed the General Plan land use designation and the zoning designation for approximately 75 acres of land within the Original Specific Plan area. The Original Specific Plan was subsequently amended several times in connection with proposed development projects within the Original Specific Plan area.

On June 5, 2012, the voters of the City of Cypress approved "Measure L", a ballot initiative that, among other things, amended and restated in its entirety the Original Specific Plan as previously amended. This Amended and Restated Cypress Business & Professional Center Specific Plan (2012 Specific Plan) established a new Planning Area 9, which consisted of portions of Planning Areas 6, 7, and 8 from the Original Specific Plan, and permitted a range of senior housing, retail, and commercial uses. It also confirmed the intent to redevelop the Cypress Golf Club property.

On June 5, 2018, the voters of the City of Cypress approved the Cypress Town Center and Commons Specific Plan 2.0 (2018 Specific Plan) pursuant to "Measure A". The 2018 Specific Plan superseded and replaced the 2012 Specific Plan with respect to all of the real property within the area governed by the 2018 Specific Plan (2018 Specific Plan Area).

In May 2018, Cypress GC donated 9 acres of land to the City within the 2018 Specific Plan Area located within and adjacent to the designated Public Park District at the southeast corner of Cerritos Avenue and Lexington Drive. The City subsequently developed Lexington Park on that site. Melia Homes recently developed a multi-family residential project with 135 residential units (Melia Project) on the eastern 7 acres of the land within the designated Town Center District in the 2018 Specific Plan.

On November 5, 2024, the voters of the City of Cypress approved the current Specific Plan (Specific Plan 3.0) pursuant to “Measure S” as part of the Cypress Housing Element Implementation Project (Housing Implementation Project). Specific Plan 3.0 superseded and replaced the 2018 Specific Plan.

Prior to the voters’ approval of Measure S, the City Council certified a Final EIR (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 2018 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 2018 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 3 Specific Plan Area (including the 135 residential units previously developed as part of the Melia Project).

Specific Plan 3.0 includes six land use districts that permit the development of residential, commercial, retail, restaurant, entertainment, and park and recreational uses. As shown on Figure 2-1 (Land Use Plan) of Specific Plan 3.0, the land use districts include a Residential District (46.2 acres), Senior Housing/Medium-Density Residential District (23.1 acres), Mixed-Use (Town Center/HDR) District (24.1 acres), Mixed-Use (Town Center/MDR) (9.5 acres), Medium-Density Residential District (20.7 acres), and Public Park District (20 acres). The Residential District is further divided into a Single-Family Detached Subdistrict (19.7 acres) and a Single-Family Attached Subdistrict (27.2 acres). Specific Plan 3.0 also includes development standards for each land use district that quantify the maximum amount of residential and non-residential development that can occur within a land use district and the overall area governed by Specific Plan 3.0. Within the land use districts that permit residential uses (which includes all of the land use districts other than the Public Park District), the maximum residential densities range from 8 dwelling units per acre (du/ac) to 30 du/ac. Specific Plan 3.0 also includes the general locations of the permitted development, various development restrictions and limitations, infrastructure plans, and sustainability guidelines.

SPECIFIC PLAN 3.0 BUILDOUT PROJECT
The City, as Lead Agency, prepared the Specific Plan 3.0 EIR (SCH No. 2025040377) in March 2026 to evaluate the reasonably foreseeable buildout of the Specific Plan 3.0 Buildout Project. The Specific Plan 3.0 Buildout Project included the approval of Vesting Tentative Tract Map No. 19247 (VTTM 19247), which included lots with a total land area of approximately 151.6 acres. VTTM 19247 is provided in Figure 1. Overall, the Specific Plan 3.0 Buildout Project evaluated in the Specific Plan 3.0 EIR included 1,791 residential units and 440,000 square feet of non-residential uses that could occur within the Buildout Area, as provided in Table A, below.

SOURCE: TAIT & Associates
FEET
I:\C\CCP2201.050\G\Vest_Tentative_Tract_Map_Exist_Sub_LO.ai (3/11/2026) 0 400 800
FIGURE 1
Melia Homes Lot 14 Project
Vesting Tentative Tract No. 19247

COUNTY OF ORANGE, STATE OF CALIFORNIA
TAIT & ASSOCIATES, INC., FEBRUARY 2026

PROPOSED SUBDIVISION
1 inch = ft.
( IN FEET )

GRAPHIC SCALE
0'
CONTOUR INTERVAL = 1-FOOT
N
100'
200
200' 400' 800'

IN THE CITY OF CYPRESS

COUNTY OF ORANGE, STATE OF CALIFORNIA
TAIT & ASSOCIATES, INC., FEBRUARY 2026

PROPOSED SUBDIVISION
1 inch = ft.
( IN FEET )

GRAPHIC SCALE
0'
CONTOUR INTERVAL = 1-FOOT
N
100'
200
200' 400' 800'
8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 5 Table A: Maximum/Reasonably Foreseeable Project Buildout Lot
Number
Specific Plan
Land Use District
Lot Size
(ac)
Maximum Number of
Dwelling Units
(du)/Reasonably
Foreseeable NonResidential Floor Area
Maximum
Residential
Density
(du/ac)
Maximum Effective
Residential Density
(du/ac)
2 Senior Housing/
MDR 23.08 404 du 15-20 17.5*
3 Residential 27.15 269 du 10 9.9
4 Residential 19.00 141 du 8 7.4
7 Medium-Density
Residential

20.66 309 du 15 14.9
10 Mixed-Use (Town
Center/MDR)

2.00 29 du 15 14.5
11 Mixed-Use (Town
Center/HDR)

1.75 51 du 30 29.1
12 Mixed-Use (Town
Center/HDR)

8.86 265 du 30 29.9
13 Mixed-Use (Town
Center/HDR)

6.52 195 du 30 29.9
14 Mixed-Use (Town
Center/MDR)

7.33 128 du 15-20 17.5*
10-14 Non-Residential 26.6 440,000 sq ft
Non-Residential N/A N/A
Total 1,791 additional dwelling units
440,000 square feet of nonresidential floor area
Source: Draft Environmental Impact Report, Specific Plan 3.0 Buildout Draft EIR, Cypress, California, SCH No. 2025040377 (March 2026). ac = acres
du = dwelling units
du/ac = dwelling units per acre
HDR = High-Density Residential
MDR = Medium-Density Residential
N/A = not applicable
Specific Plan = Cypress Town Center and Commons Specific Plan 3.0 sq ft = square feet
* This number of dwelling units per acre is a midpoint between the maximum density for medium-density residential (15 du/ac) and the maximum density for senior housing (20 du/ac) allowed on this lot pursuant to the Specific Plan.

As shown in Table A, the Specific Plan 3.0 EIR assumed development of Lot 14 with 128 residential units and a portion of the 440,000 square feet of non-residential development that is anticipated to occur in the Buildout Area.

PROPOSED PROJECT
Melia Homes has proposed the Lot 14 Project on the entirety of Lot 14 of VTTM 19247. The Melia Homes Lot 14 Project (herein referred to as the “proposed project”) would subdivide Lot 14 into eight condominium lots, identified as Lots 1 through 6, A, and B, and construct 112 attached townhome units for individual sale. The proposed project would also include common landscaped areas, a recreation center proposed on Lot B, parking areas, internal drive aisles, utility infrastructure, and associated easements. Figure 2 depicts the conceptual site plan for the proposed project.

N
FIGURE 2
Conceptual Site Plan
Melia Homes Lot 14 Project
SOURCE: Tait & Associates
I:\C\CCP2201.07\G\Site_Plan.ai (7/27/2026)
FEET
0 60 120
8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 7 The approximately 7.33-acre project site encompasses Lot 14 of VTTM No. 19247, also shown as Parcel 2 of LLA 2025-02. The project site is located within the Specific Plan 3.0 Buildout Area in Cypress, Orange County, California. The project site is currently developed as a surface parking lot associated with the Los Alamitos Race Course.

Regional vehicular access to the Specific Plan 3.0 Buildout Area is provided by Interstate 605 (I-605), approximately 1.5 miles west of the project site; Interstate 405 (I-405), approximately 2.1 miles south of the project site; Beach Boulevard (State Route 39 [SR-39]), approximately 2.7 miles east of the project site; and State Route 22 (SR-22), approximately 2 miles south of the project site. Direct vehicle access to the project site (i.e., Lot 14) would be provided from the Moody Street extension included as part of the Specific Plan 3.0 Buildout Project. Internal circulation at the project site would be provided by private drive aisles serving the proposed residential units, common areas, and parking facilities. Site access is proposed via one driveway from the Moody Street extension, connecting to the main internal private street proposed on Lot A.

The project site is generally surrounded by existing residential, commercial, and mixed-use development. The Cypress Business Park Specific Plan area is located to the east and west of the Specific Plan 3.0 area. An existing residential development located within the Cypress Business Park Specific Plan area to the west is designated as Mixed-Use Commercial/Senior Housing. Existing residential development is also located south of the project site, across Katella Avenue. Land uses to the east of the project site include residential, mixed-use, commercial, and retail uses. The Los Alamitos Race Course is also located immediately north of the project site. The race course property is designated Mixed-Use (Town Center/High Density Residential [HDR]) in the Specific Plan 3.0 and is planned primarily for residential development as part of the Specific Plan buildout, when the race course ceases operations.

The proposed project would be served by existing and planned utility infrastructure. Electrical service would be provided by Southern California Edison (SCE). Water service would be provided by Golden State Water Company. Telecommunications services would be provided by AT&T, Spectrum, Verizon, and Frontier. Solid waste collection services would be provided by Valley Vista Services. The proposed project would also include the installation of on-site stormwater management infrastructure to meet applicable water quality and hydromodification requirements. Stormwater treatment would be provided through a modular wetland treatment system, and stormwater detention would be provided by an on-site detention basin located on proposed Lot B. The stormwater facilities would collect, treat, and temporarily detain runoff generated by the proposed development prior to discharge to the City of Cypress storm drain system.

The project site is located within the Mixed-Use (Town Center/Medium Density Residential [MDR]) District established by the Specific Plan 3.0, which permits a mixture of retail and entertainment uses, as well as hotel, multi-family residential uses and commercial uses, and provides additional housing for the community with a maximum density of 15 to 20 du/ac. Specific Plan 3.0 permits the development of Lot 14 with up to 128 dwelling units and a portion of the 440,000 square feet of non-residential uses envisioned for the entire Buildout Area. The proposed project would construct 112 attached townhome units, which would be below the maximum residential development capacity established for the site and analyzed in the Specific Plan 3.0 EIR. No non-residential development is proposed as part of the project.
8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 8 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES 15183 AND 15162

CONSISTENCY ANALYSIS
This consistency analysis is prepared pursuant to State CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning). State CEQA Guidelines Section 15183 states that projects that are “consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.” These provisions streamline the review of such projects and reduce the need to prepare repetitive environmental studies.

Pursuant to State CEQA Guidelines Section 15183, the public agency shall limit its examination of environmental effects to those which the agency determines, in an Initial Study or other analysis:

1. Are peculiar to the project or the parcel on which the project would be located;

2. Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan with which the project is consistent;

3. Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or

4. Are previously identified significant effects which, as a result of substantial new information not known at the time of EIR certification, are determined to have a more severe adverse impact than discussed in the prior EIR.

In accordance with CEQA, as set forth in Public Resources Code (PRC) Section 21166 and State CEQA Guidelines Section 15162, no subsequent or supplemental EIR or other environmental analysis shall be required unless the lead agency determines, on the basis of substantial evidence in light of the whole record, one or more of the following:

1. Substantial changes are proposed in the project that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

2. Substantial changes occur with respect to the circumstances under which the project is undertaken that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or

3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted, shows any of the following:
8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 9 a. The project will have one or more significant effects not discussed in the previous EIR; b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative (see State CEQA Guidelines Section 15162(a) and also PRC Section 21166).

Project Consistency with a Community Plan, General Plan, or Zoning A project is consistent with a community plan if (1) the density of the proposed project is the same or less than the standard expressed for the involved parcel in the general plan for which an EIR has been certified, and (2) the project complies with the density-related standards contained in that plan (State CEQA Guidelines Section 15183(i)(2)).

The project site has a land use designation of Mixed-Use (Town Center/MDR) under Specific Plan 3.0, which permits a mixture of retail and entertainment uses, as well as hotel, multi-family residential uses and commercial uses, and provides additional housing for the community with a maximum density of 15 to 20 du/ac.

The Specific Plan 3.0 EIR evaluated a reasonably foreseeable residential buildout of approximately 128 dwelling units and a portion of the 440,000 square feet of non-residential development on Lot 14 of VTTM 19247 (proposed project site).

Implementation of the proposed project would result in the construction of 112 attached townhome units and associated common landscaped areas, a recreation center, parking areas, internal drive aisles, utility infrastructure, stormwater infrastructure, and associated easements, on the 7.33-acre parcel identified as Lot 14 in VTTM 19247. The residential density of the proposed project would be approximately 15.3 du/ac, consistent with the allowable density for the Mixed-Use (Town Center/ MDR) land use designation. The proposed project would develop the project site with 16 fewer residential units than the maximum development capacity evaluated in the Specific Plan 3.0 EIR, no non-residential uses, and at the lower end of the permitted density range for the Mixed-Use (Town Center/MDR) designation. Accordingly, the proposed residential land use, development intensity, and density are consistent with the applicable density-related standards of the Mixed-Use (Town Center/MDR) designation and the assumptions and environmental analysis contained in the Specific Plan 3.0 EIR.

Environmental Effects
This section compares the proposed project with the scope of analysis and identified environmental impacts in the Specific Plan 3.0 EIR. The purpose of this analysis is to determine whether the 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 10 proposed project: (1) falls within the scope of the Specific Plan 3.0 EIR; (2) is consistent with the findings of the Specific Plan 3.0 EIR; and (3) would result in any potential impacts during project construction or operation that were not previously analyzed in the Specific Plan 3.0 EIR or that are unique or peculiar to the project site.

Resource areas that are inherently site-specific, such as biological resources, cultural resources, tribal cultural resources, geology and soils, hydrology and water quality, hazards, and wildfire, are not discussed separately in this consistency analysis as the proposed project would be constructed entirely within the development footprint evaluated in the Specific Plan 3.0 EIR. The environmental effects associated with these resource areas were adequately analyzed in the Specific Plan 3.0 EIR, and the proposed project would implement all applicable regulatory compliance measures and mitigation measures adopted as part of the Specific Plan 3.0 Buildout Project.

Air Quality
The Specific Plan 3.0 EIR described existing air quality conditions within the South Coast Air Basin (Basin) and evaluated criteria pollutants, including ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), lead (Pb), particulate matter less than 10 microns in diameter (PM10), particulate matter less than 2.5 microns in diameter (PM2.5), and volatile organic compounds (VOCs). The Specific Plan 3.0 EIR identified the Basin as being in nonattainment for the federal and State O3 and PM2.5 standards and the State PM10 standard. Air quality monitoring data from the Anaheim 1630 W. Pampas Lane monitoring station indicated exceedances of certain O3, PM10, and PM2.5 standards during the 2022–2024 reporting period, while applicable CO and NO2 standards were not exceeded.

The Specific Plan 3.0 EIR evaluated construction and operational emissions associated with buildout of up to 1,791 additional residential units (including the 128 units on Lot 14) and 440,000 square feet of non-residential development. Construction modeling accounted for demolition of approximately 768,360 square feet of existing buildings, site preparation, grading, building construction, paving, architectural coatings, off-road equipment, worker and vendor trips, hauling, and fugitive dust. The modeling also included estimates for grading, concluding that buildout of Specific Plan 3.0 would require approximately 248,600 cubic yards of cut material and approximately 333,500 cubic yards of fill material, requiring the import of approximately 84,900 cubic yards of material. The Specific Plan

3.0 EIR also evaluated a conservative concurrent-grading scenario involving multiple development areas to account for the potential overlap of construction activities. Construction emissions associated with full buildout were determined not to exceed applicable South Coast Air Quality Management District (SCAQMD) regional thresholds for VOC, nitrogen oxides (NOX), CO, sulfur oxides (SOX), PM10, or PM2.5. However, construction-related diesel particulate matter (DPM) exposure was identified as potentially significant because the location, duration, equipment mix, and proximity to sensitive receptors associated with individual development projects were not known at the program level.

The Specific Plan 3.0 EIR determined that long-term operational emissions associated with Specific Plan 3.0 Buildout Project would exceed SCAQMD significance thresholds for VOC and NOX before mitigation. With implementation of Mitigation Measure AIR-1 and Mitigation Measure TRA-1, NOX emissions would be reduced below the applicable threshold; however, VOC emissions associated 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 11 primarily with mobile and area sources would remain above the SCAQMD threshold, resulting in a significant and unavoidable impact. In addition, although the Specific Plan 3.0 EIR determined that the Specific Plan 3.0 Buildout Project would be consistent with Indicator 2 of the SCAQMD 2022 Air Quality Management Plan (AQMP), it would not be consistent with Indicator 1 as emissions would exceed applicable SCAQMD thresholds. Accordingly, the Specific Plan 3.0 EIR identified significant and unavoidable impacts related to both consistency with the 2022 AQMP and the cumulatively considerable net increase of criteria pollutants.

The Specific Plan 3.0 EIR also evaluated impacts associated with exposing sensitive receptors to substantial pollutant concentrations. The Specific Plan 3.0 EIR identified nearby residential neighborhoods and senior housing as the primary sensitive receptors and concluded that, while future construction activities could result in temporary DPM emissions, implementation of Mitigation Measure AIR-2 requiring the use of U.S. EPA Tier 4 Final or cleaner construction equipment would reduce construction-related health risk impacts to less than significant. The Specific Plan 3.0 EIR further concluded that operational health risks to future occupants would be less than significant because the planned land uses would not expose sensitive receptors to substantial pollutant concentrations or place sensitive receptors in proximity to substantial sources of toxic air contaminants. With respect to other emissions (such as those leading to odors), the Specific Plan 3.0 EIR concluded that temporary odors associated with diesel exhaust during construction would be short-term in nature and that buildout of the Specific Plan 3.0 Buildout Project would not include land uses or operations that would generate objectionable odors during operation. Therefore, impacts associated with CO hot spots and objectionable odors were determined to be less than significant.

As previously mentioned, implementation of the proposed project would result in the construction of 112 two-story, attached townhomes on Lot 14 of VTTM 19247. Specific Plan 3.0 allows up to 128 dwelling units and a portion of non-residential development on Lot 14; therefore, the proposed project would fall within the residential development capacity evaluated in the Specific Plan 3.0 EIR and would not introduce a land use or development intensity beyond that previously analyzed.

Construction of the proposed project would include grading, building construction, paving, architectural coatings, landscaping, parking, internal drive aisles, utility improvements, and installation of a modular wetland system and detention basin on Lot B, all of which are consistent with the type and scale of construction activities evaluated in the Specific Plan 3.0 EIR. The project site is adjacent to existing residential and mixed-use development, including residential uses to the west, south, and east; therefore, construction could temporarily expose nearby sensitive receptors to fugitive dust, DPM, and equipment exhaust. However, these emissions would be temporary, would occur within the construction envelope anticipated for Lot 14, and would be controlled through implementation of applicable regulatory compliance and mitigation measures identified in the Specific Plan 3.0 EIR, including Regulatory Compliance Measures AIR-1 through AIR-4 and Mitigation Measures AIR-1 and AIR-2, as discussed further below.

The proposed project would be required to comply with Regulatory Compliance Measures AIR-1 through AIR-4, including SCAQMD Rule 403 fugitive dust controls, haul-truck requirements, low-VOC coating provisions, and SCAQMD Rule 402 nuisance requirements. The proposed project would also be required to implement Mitigation Measure AIR-1, including all feasible operational emission- 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 12 reduction measures incorporated into project plans and specifications, and Mitigation Measure AIR2, which requires Tier 4 Final or cleaner construction equipment greater than 50 brake horsepower where commercially available and feasible. Applicable transportation-related measures would also be implemented consistent with Mitigation Measure TRA-1. The proposed residential use would not include industrial processes, substantial stationary combustion sources, truck-intensive operations, or other activities typically associated with substantial toxic air contaminant emissions. Although future residents would constitute new sensitive receptors, the proposed project would not modify or intensify nearby industrial uses, and the Specific Plan 3.0 EIR determined that existing industrial uses are more than 500 feet from the Buildout Area and would not pose an operational health risk to future occupants.

During construction, temporary odors may result from diesel-powered equipment, architectural coatings, paving, and other construction materials. Such odors would be intermittent, localized, and limited to the construction period, consistent with the temporary odor sources evaluated in the Specific Plan 3.0 EIR. Following construction, the proposed townhomes, recreation center, landscaped common areas, parking areas, and stormwater facilities would not constitute substantial sources of objectionable odors. Routine residential activities, landscape maintenance, solid waste storage and collection, and operation of the modular wetland system and detention basin would be subject to applicable maintenance and nuisance requirements and would not be expected to adversely affect a substantial number of people. In addition, because implementation of the proposed project would develop Lot 14 with fewer residential uses than evaluated in the Specific Plan 3.0 EIR, the proposed project would also generate fewer vehicle trips than the 128-unit development capacity assigned to Lot 14. Therefore, the proposed project would not alter the Specific Plan 3.0 EIR’s conclusion that buildout would not result in localized CO concentrations exceeding State or federal standards.

Because the proposed project would develop fewer residential units than the maximum allowed for Lot 14, would consist of land uses and construction activities contemplated by Specific Plan 3.0, and would implement the applicable regulatory compliance and mitigation measures adopted for the Specific Plan 3.0 Buildout Project, the proposed project’s air quality effects would be within the scope of those evaluated in the Specific Plan 3.0 EIR. The proposed project would contribute incrementally to the significant and unavoidable regional operational VOC impact previously disclosed in the Specific Plan 3.0 EIR but would not expose sensitive receptors to substantial pollutant concentrations, generate objectionable odors affecting a substantial number of people, or result in a new or substantially more severe air quality impact not identified in the Specific Plan 3.0 EIR, and additional mitigation would not be necessary.

Land Use
The project site has a General Plan land use designation of Specific Plan Area and is located within Specific Plan 3.0. Within Specific Plan 3.0, the project site is designated Mixed-Use (Town Center/MDR), which permits residential, commercial, retail, entertainment, and other complementary mixed uses at a residential density of 15 to 20 du/ac. The proposed project would construct 112 two-story, attached townhomes on approximately 7.33 acres, resulting in a density of approximately 15.3 du/ac. Therefore, the proposed project would be consistent with the General 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 13 Plan designation and the permitted uses and density established for the project site under Specific Plan 3.0.

The Specific Plan 3.0 EIR described the Buildout Area as the existing Los Alamitos Race Course and surrounding lands, which are bordered by a variety of residential, commercial, retail, office, business park, institutional, park, and mixed-use development. The Specific Plan 3.0 EIR determined that implementation of Specific Plan 3.0 would not physically divide an established community because the planned roadway extensions and new development would improve internal circulation and connectivity between surrounding neighborhoods, commercial areas, and community amenities.

The Specific Plan 3.0 EIR also concluded that buildout would be consistent with the City’s General Plan and zoning designations and would not conflict with applicable land use plans, policies, or regulations adopted to avoid or mitigate environmental effects.

The proposed project would develop an existing parking area associated with the Los Alamitos Race Course with residential uses that were specifically contemplated for Lot 14 in the Specific Plan 3.0 and Specific Plan 3.0 EIR. Local vehicle access would be provided from the planned Moody Street extension, and the proposed project would include internal drive aisles and pedestrian connections within the project site. Because the proposed project would implement the land use pattern, residential density, and circulation framework evaluated in the Specific Plan 3.0 EIR, it would not divide an established community or result in a new or substantially more severe land use and planning impact not identified in the Specific Plan 3.0 EIR.

Noise
The Specific Plan 3.0 EIR evaluated temporary construction noise, operational traffic and stationarysource noise, groundborne vibration, and aircraft noise associated with reasonably foreseeable buildout of the Specific Plan 3.0 area. The Specific Plan 3.0 EIR conservatively evaluated construction noise based on concurrent grading and construction activities on multiple lots, representing peak equipment use and close proximity to sensitive receptors. It concluded that construction traffic would not increase roadway noise by 3 A-weighted decibels (dBA) or more and that temporary equipment noise would be less than significant with compliance with Regulatory Compliance Measure NOI-1, which limits construction to the hours permitted by the City, and Regulatory Compliance Measure NOI-2, which requires mechanical equipment to be screened and demonstrated to comply with applicable City noise standards prior to issuance of building permits.

Operational traffic noise was also determined to be less than significant as project-generated traffic would not result in a perceptible increase in ambient roadway noise levels. Stationary operational sources, including heating, ventilation, and air conditioning equipment, parking activities, refuse collection, and maintenance, would be required to comply with the City’s applicable exterior and interior noise standards. The Specific Plan 3.0 EIR also concluded that construction and operational vibration impacts would be less than significant. The Buildout Area is approximately 0.6 mile north of Joint Force Training Base (JFTB) Los Alamitos and lies within the 60 dBA Community Noise Equivalent Level (CNEL) contour but outside the 65 dBA CNEL contour and the airport’s high-noise impact zone.

Accordingly, the Specific Plan 3.0 EIR determined that future development would not expose residents or workers to excessive aircraft noise.
8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 14 Construction associated with the proposed project would involve grading, building construction, paving, and utility installation similar to the activities evaluated in the Specific Plan 3.0 EIR, but would occur on a substantially smaller area than the concurrent multi-lot construction scenario analyzed in the Specific Plan 3.0 EIR. During operation, the proposed project would primarily generate residential traffic, parking activity, landscape maintenance, refuse collection, and mechanical-equipment noise and would not introduce industrial, loading-intensive, or other substantial stationary noise sources. The proposed project would be required to comply with Regulatory Compliance Measure NOI-1 and Regulatory Compliance Measure NOI-2, as prescribed in the Specific Plan 3.0 EIR. Because the proposed project would develop Lot 14 with the residential development contemplated for the lot in the Specific Plan 3.0 EIR, it would generate construction and operational noise sources comparable to those previously evaluated. In addition, because the proposed project would comply with the applicable regulatory compliance measures, its noise and vibration effects would remain within the scope of the Specific Plan 3.0 EIR. Therefore, the proposed project would not result in a new or substantially more severe noise or vibration impact not identified in the Specific Plan 3.0 EIR.

Population and Housing
The Specific Plan 3.0 EIR examined population and housing conditions in the context of existing and projected growth in the City of Cypress and Orange County using demographic forecasts prepared by the Southern California Association of Governments (SCAG), the City’s Housing Element, the California Department of Finance, and the United States Census Bureau. SCAG seeks to encourage housing growth over job growth in the Orange County subregion. In 2024, the SCAG Regional Council adopted the Connect SoCal Growth Forecast Technical Report1to predict the most likely growth scenario for the Southern California region in the future. The Connect SoCal growth forecast is meant to provide a common foundation for regional and local planning, policymaking, and infrastructure provisions within the SCAG region. The growth forecast utilized in the Specific Plan 3.0 EIR for Orange County and City of Cypress is provided in Table B, below. 1 Southern California Association of Governments (SCAG). 2024. 2024–2050 RTP/SCS Demographics & Growth Forecast Technical Report. Website: https://scag.ca.gov/sites/main/files/file-attachments/23- 2987-tr-demographics-growth-forecast-final-040424.pdf?1712261839 (accessed May 6, 2025). 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 15 Table B: Population and Housing Forecasts (2019–2050)
2019
(Actual)
2035
(Estimate)
2050
(Estimate)
2019 to 2050
Increase Percent Change
Total Population
City of Cypress 50,200 51,400 56,200 6,000 12%
Orange County 3,191,000 3,299,000 3,439,000 248,000 7.8% Total Households
City of Cypress 16,400 18,400 20,300 3,900 23.7%
Orange County 1,069,000 1,196,000 1,253,000 184,000 17.2% Total Employment
City of Cypress 26,100 27,700 28,100 2,000 7.2%
Orange County 1,805,000 1,942,000 2,019,000 214,000 11.9% Source: 2024–2050 RTP/SCS Draft Connect SoCal 2024 Growth Projections (SCAG 2024).

RTP/SCS = Regional Transportation Plan/Sustainable Communities Strategy SCAG = Southern California Association of Governments
As shown in Table B, the Specific Plan 3.0 EIR reported that Cypress is currently within the jobs-tohousing ratio range recommended by the American Planning Association (APA). The City’s jobs-tohousing ratio was approximately 1.6 in 2019 and is projected to decline to approximately 1.4 by 2050, remaining within the generally recommended range of 1.3 to 1.7. As shown in Table B, a projected decrease in the jobs-to-housing ratio suggests that the job growth expected in the region will be less than the expected growth in housing.

The Specific Plan 3.0 EIR evaluated development of up to 1,791 additional dwelling units within the Buildout Area, which could accommodate approximately 5,516 residents based on an average household size of 3.08 persons. The Specific Plan 3.0 EIR concluded that this growth would not be considered unplanned as it was anticipated in the City’s Housing Element, Specific Plan 3.0, SCAG growth forecasts, and the City’s Regional Housing Needs Assessment (RHNA) allocation. The Specific Plan 3.0 EIR also concluded that buildout of Specific Plan 3.0 would not displace existing residents or housing because no residential uses are currently located within the Buildout Area.

The proposed project would construct 112 attached townhomes. Based on the same 3.08 persons per household assumption used in the Specific Plan 3.0, implementation of the proposed project would accommodate approximately 345 residents. The 112 proposed units are within the 128-unit development capacity evaluated for Lot 14 in the Specific Plan 3.0 EIR and would contribute to the City’s planned housing supply without exceeding the population and housing growth assumptions analyzed in the Specific Plan 3.0 EIR. Because the project site is an existing parking area and contains no existing residences, the proposed project would not displace people or housing. Therefore, the proposed project would not result in a new or substantially more severe population and housing impact not identified in the Specific Plan 3.0 EIR.

Utilities and Public Services
The Specific Plan 3.0 EIR evaluated the ability of existing and planned utilities and public service providers to accommodate buildout of Specific Plan 3.0, including electrical, natural gas, potable water, wastewater, stormwater, telecommunications, solid waste, fire protection, police protection, parks, libraries, and schools. As part of the Specific Plan 3.0 EIR, utility providers, including Southern 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 16 California Edison, Southern California Gas Company, Orange County Sanitation District, Golden State Water Company, and AT&T, provided will-serve letters confirming that adequate utility infrastructure and service capacity would be available to serve buildout of Specific Plan 3.0. Similarly, coordination with the Orange County Fire Authority and the Cypress Police Department confirmed that buildout of Specific Plan 3.0 would not require new or expanded public facilities beyond those already planned to accommodate future growth.

Implementation of the proposed project would result in the construction of 112 residential units within Lot 14 of VTTM 19247 and would develop 16 fewer dwelling units than the 128 units evaluated for Lot 14 in the Specific Plan 3.0 EIR. Because the proposed project consists of residential development specifically contemplated by Specific Plan 3.0 and analyzed in the Specific Plan 3.0 EIR, would develop fewer dwelling units than considered for Lot 14 in the Specific Plan 3.0 EIR, and would be served by the utility infrastructure and public services previously evaluated for the Buildout Area in the Specific Plan 3.0 EIR, implementation of the proposed project would not increase the demand for utilities or public services beyond the levels analyzed in the Specific Plan 3.0 EIR or require the construction of new or expanded utility or public service facilities. Additionally, the Project Applicant (i.e., Melia Homes) would be required to pay the appropriate development fees to the Orange County Fire Authority, appropriate school districts, and the City of Cypress in compliance with Regulatory Compliance Measures PS-1 through PS-3. The proposed project would also reduce construction and demolition waste during construction in compliance with Regulatory Compliance Measure UTIL-1. Therefore, the proposed project would not result in a new or substantially more severe impact related to utilities or public services that was not identified in the Specific Plan 3.0 EIR.

Transportation
The Specific Plan 3.0 EIR evaluated transportation impacts using vehicle miles traveled (VMT), consistent with Section 15064.3 of the State CEQA Guidelines and the County of Orange’s VMT guidelines. The residential component of the Specific Plan 3.0 Buildout Project was estimated to generate 14.29 home-based VMT per capita under existing-plus-project conditions and 14.96 VMT per capita under cumulative conditions, exceeding the City’s significance threshold of 13.21 VMT per capita. Although Mitigation Measure TRA-1 requires bicycle and pedestrian network improvements to reduce VMT, the EIR concluded that the residential VMT impact would remain significant and unavoidable.

The proposed project would construct 112 two-story, attached townhomes on Lot 14 of VTTM 19247, which is fewer than the 128 dwelling units evaluated for Lot 14 in the Specific Plan 3.0 EIR.

The proposed project would therefore fall within the residential development capacity and associated transportation assumptions previously analyzed in the Specific Plan 3.0 EIR and would generate fewer a.m. peak-hour trips and p.m. peak-hour trips associated with Lot 14 than what was reported in the Specific Plan 3.0 EIR due to the construction of fewer residential units. Local vehicle access would be provided from the planned Moody Street extension, with on-site circulation provided by internal drive aisles.

As part of the development review process, the proposed project would be required to demonstrate consistency with applicable components of Mitigation Measure TRA-1, including bicycle facility and pedestrian network improvements. Project access, internal circulation, emergency access, and 8/26/26 (P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx) 17 pedestrian facilities would also be subject to City and Orange County Fire Authority review. Because the proposed project would develop fewer units than assumed for Lot 14 in the Specific Plan 3.0 EIR, would be consistent with the planned circulation framework for the Buildout Area, and would implement applicable mitigation measures prescribed in the Specific Plan 3.0 EIR, implementation of the proposed project would not result in a new or substantially more severe transportation impact not identified in the Specific Plan 3.0 EIR. The proposed project’s residential VMT contribution would remain within the significant and unavoidable impact previously disclosed in the Specific Plan 3.0 EIR.

Cumulative Impacts
Cumulative effects of the Specific Plan 3.0 Buildout Project were adequately evaluated in the Specific Plan 3.0 EIR. Because the proposed project is consistent with the density and development assumptions analyzed in the certified Specific Plan 3.0 EIR, and the proposed project was included within the scope of development evaluated in that EIR, the cumulative effects associated with development of the project site were previously considered and addressed as part of the prior environmental analysis. Consistent with State CEQA Guidelines Section 15183, additional cumulative impacts analysis is not required unless the project would result in a new or substantially more severe significant cumulative impact.

As summarized above, the proposed project would not result in any new or more severe impacts that would require additional mitigation measures. Therefore, the proposed project would not change the conclusions of the Specific Plan 3.0 EIR, and there would be no impacts peculiar to the project or the project site. Further, no new information of substantial importance meeting the criteria listed in State CEQA Guidelines Section 15162 has been identified.

CONCLUSION
As demonstrated in this memorandum, the proposed project falls within the maximum development analyzed in the certified Specific Plan 3.0 EIR and is consistent with the applicable land use and development assumptions evaluated therein. In addition, the proposed project would not result in any project-specific significant environmental effects that were not previously analyzed, nor would it substantially increase the severity of previously identified impacts.

Therefore, pursuant to Sections 15183 and 15162 of the State CEQA Guidelines, the environmental effects associated with the proposed project have been adequately addressed in the Specific Plan 3.0 Buildout Project EIR. No additional environmental review is required under CEQA, and the City may rely upon the prior environmental analysis in taking action on the proposed project and a Notice of Exemption (NOE) may be filed for the project.

Please refer to Attachment A and Attachment B for the applicable regulatory compliance measures and mitigation measures from the Specific Plan 3.0 EIR that would be implemented as part of the proposed project.

Attachments: A: Mitigation Measure Applicability Table
B: Regulatory Compliance Measures Applicability Table

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ATTACHMENT A

MITIGATION MEASURE APPLICABILITY TABLE

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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) A-1 SPECIFIC PLAN 3.0 PROJECT EIR MITIGATION:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments

4.3: Air Quality
AIR-1 Mitigation Measure AIR-1: Prior to issuance of grading permits for development projects in the Buildout Area, a future project applicant in collaboration with the City of Cypress Planning Division shall identify project design details and specifications, where feasible, to document implementation and compliance with emission reduction measures. The City of Cypress Planning Division shall verify compliance through: (1) review and approval of construction drawings and building permit submittals demonstrating incorporation of the emission-reduction measures; (2) documentation or reporting from the contractor or a future project applicant, as deemed necessary by the City of Cypress Planning Division, demonstrating adherence to approved measures.

The measures below shall be implemented and updated as necessary as they are considered feasible and effective in reducing criteria pollutant emissions generated by the project. These measures shall be reviewed and updated in accordance with the most recent emission-reduction and emission-minimization guidance available, including, at a minimum, the California Air Pollution Control Officers Association (CAPCOA) 2024 guidance. A future project applicant shall incorporate all feasible and updated measures into the final construction drawings, building plans, and contractor specifications for City review, including, but not limited to, the following:
⚫ Provide building access and paths which are physically separated from street parking lot traffic and that eliminate physical barriers such as walls, berms, landscaping and slopes that impede the use of pedestrians, bicycle facilities, or public transportation vehicles.
⚫ Provide continuous sidewalks separated from the roadway by landscaping and on street parking.
⚫ Provide a parking lot design that includes clearly marked and shaded pedestrian pathways between transit facilities and building entrances.

Yes Prior to
issuance of
grading
permits for the
proposed
project
City of
Cypress/
Project
Applicant
The Melia Homes Lot 14
Project shall incorporate all
feasible emission-reduction
measures identified in
Mitigation Measure AIR-1
into final construction
drawings, building plans,
and contractor
specifications. The City of
Cypress Planning Division
shall verify compliance
prior to issuance of grading
and building permits.

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
⚫ Provide preferential parking spaces near the entrance of buildings for those who carpool/vanpool/rideshare and provide signage. ⚫ Install electric vehicle charging capabilities that meet the requirements of the latest version of the California Green Building Standards Code (CALGreen Code) Tier 2 Voluntary Standards.
⚫ Install ENERGY STAR certified heating, cooling, and lighting devices, and appliances or equivalent.
⚫ Install only electric fireplaces.
⚫ Install low-flow water fixtures.
⚫ Utilize energy-efficient design features, including appropriate site orientation, use of lighter color roofing and building materials, and use of deciduous shade trees and windbreak trees to reduce fuel consumption for heating and cooling.
⚫ Use light-colored paving and roofing materials.
⚫ Use low-volatile organic compound (VOC) paints with 10 grams per liter or less.
⚫ Require the use of all-electric landscaping equipment. ⚫ Maximizing the planting of trees in landscaping and parking lots.

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

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

If a construction HRA is required, it shall be prepared in accordance with current OEHHA methodology and applicable SCAQMD CEQA and health risk Yes Prior to and
during
construction
activities
City of
Cypress/
Construction
Contractor
The construction
contractor will ensure that
construction of the Melia
Homes Lot 14 Project uses
U.S. EPA Tier 4 Final or
cleaner construction
equipment greater than 50
bhp where commercially
available and feasible.

Because the project site is

7.33 acres, preparation of a
construction HRA would

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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) A-3 SPECIFIC PLAN 3.0 PROJECT EIR MITIGATION:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
assessment guidance. Additional feasible risk-reduction measures identified through the HRA process shall be implemented as determined necessary by the City.
not be required under
Mitigation Measure AIR-2.

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

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

No Prior to
commencemen
t of
construction
activities that
would impact
any of the
identified
aquatic
resources in
Lots 2, 3, 4, 6,
and 7 of VTTM
19247
Future Project
Applicant(s)/
Qualified
Delineator
The Melia Homes Lot 14
Project is not within the
lots applicable to this
mitigation measure. This
measure would not apply.

4.5: Cultural Resources
CUL-1 Mitigation Measure CUL-1: Prior to demolition activities of any characterdefining features, the owner of Los Alamitos Race Course, or subsequent project proponents, shall make photographs and memorabilia, including brochures, promotional flyers, marketing materials, special events No Prior to
demolition
activities of any
LARC
Owner of LARC
or Future
Project
Applicant(s)
The Melia Homes Lot 14
Project would be located
on Lot 14, which is
currently occupied by a

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
announcements and the like (or copies of the same) available to a local library or an Orange County-based historical society:
a. For use in an exhibit(s) about horse racing, quarter horses, Frank Vessels, Sr. the Vessels family, pari-mutuel betting and/or the history of Cypress; and/or
b. To be part of a permanent archive for research purposes. characterdefining
features
parking lot, and does not
contain any characterdefining features. This
measure would not apply.

CUL-2 Mitigation Measure CUL-2: Require future development on portions of the Los Alamitos Race Course property to incorporate one or more of the following:
a. A historical marker that provides information about Frank Vessels, Sr. and Los Alamitos Race Course. The marker should be clearly visible and accessible to the public.
b. The Vessels’ name, the track logo, racing terminology, and/or the names or likenesses (e.g., statuary, wall or garden art, and photographs) of noteworthy Quarter Horses (such as Clabber, Go Man Go, or Moonist).

No Prior to project
occupancy
Future Project
Applicant(s)
The Melia Homes Lot 14
Project would be located
on Lot 14, which is
currently occupied by a
parking lot. Lot 14 is not
part of the portions of the
Los Alamitos Race Course
property referred to in this
Mitigation Measure. This
measure would not apply.

CUL-3 Mitigation Measure CUL-3: Prior to, or in conjunction with, approval of any demolition or development permits that involves the destruction of any portion of the Los Alamitos Race Course property, the Project Applicant should be required to commission documentation of the property in the form of Historic American Building Survey (HABS)-like documentation that complies with the Secretary of the Interior’s Standards for Architectural and Engineering Documentation (NPS 1990), if any of the character-defining features as identified are still present. The documentation should generally follow the HABS Level III requirements and include digital photographic recordation of the complex, a detailed historic narrative report, and compilation of historic research. Photographic documentation should include:
⚫ General views of the site and landscape as a whole
⚫ Photographs of the 550-yard chute, track, and winner’s circle No Prior to, or in
conjunction
with, approval
of any
demolition or
development
permits that
involves the
destruction of
any portion of
the LARC
property
Future Project
Applicant(s)/
Qualified
Architectural
Historian
The Melia Homes Lot 14
Project would be located
on Lot 14, which is
currently occupied by a
parking lot. Lot 14 is not
part of the portions of the
Los Alamitos Race Course
property referred to in this
Mitigation Measure. This
measure would not apply.

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
⚫ Photographs of each exterior elevation of all buildings and structures in the complex
⚫ Photographs of the interior of the Grandstand.

The documentation should be completed by a qualified architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards for History and/or Architectural History (NPS 1983).

The original archival-quality documentation shall be offered as donated material to the following entities: South Central Coastal Information Center at CSU Fullerton, Preserve Orange County, the Orange County Historical Society and other repositories to be determined such as local libraries and the American Quarter Horse Association Hall of Fame.

4.7: Geology and Soils
GEO-1 Mitigation Measure GEO-1: Implementation of Geotechnical Investigation Recommendations. Future development projects within the Buildout Area shall implement the recommendations of the Geotechnical Investigation prepared for the proposed project, to the satisfaction of the City of Cypress’ (City) Building Official, including, but not limited to:

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

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

Yes Prior to the
issuance of any
grading or
building permit
City of
Cypress/
Project
Applicant
The Melia Homes Lot 14
Project shall implement the
recommendations of the
project-specific
geotechnical investigation.

Because the Melia Homes
Lot 14 Project includes
townhome structures
intended for human
occupancy, applicable
ground improvement
techniques, such as
rammed aggregate piers,
vibrated aggregate piers, or
equivalent methods, shall
be installed beneath the
structures in coordination
with the geotechnical and
structural engineers. Final

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
Additional site testing and final design evaluation(s) shall be conducted by a geotechnical consultant to refine and/or enhance these requirements during buildout of the project on an as-needed basis. A future project applicant(s) shall require the geotechnical consultant to assess whether the recommendations in the Geotechnical Investigation need to be modified or refined to address any changes in the project features prior to start of grading. If the geotechnical consultant identifies modifications or refinements to the recommendations, the future project applicant(s) shall make modifications to the final project design and specifications. Examples of additional measures could include: a moisture or vapor retarding system below foundations, additional ground stabilization techniques like cement treatment or aggregate, or removal and replacement of existing soil to eliminate any unsuitable materials or undocumented fill. Design, grading, and construction shall be performed in accordance with applicable requirements in the Municipal Code, the California Building Code, local grading regulations, and any additional measures recommended by the geotechnical consultant in the subsequent geotechnical evaluation(s). foundation design, grading,
and construction shall
incorporate any additional
site-specific
recommendations and
shall be reviewed and
approved by the City of
Cypress Building Official.

GEO-2 Mitigation Measure GEO-2: Procedures for Unexpected Paleontological Resources Discoveries. If paleontological resources are discovered during ground-disturbing activities associated with the proposed project, construction personnel shall immediately halt work within 50 feet of the discovery, and a future project applicant/developer or construction supervisor shall contact a qualified paleontologist to assess the discovery for scientific importance. A qualified paleontologist is defined as a person with an M.S. or Ph.D. in geology or paleontology and who meets the standards set forth by the Society of Vertebrate Paleontology. The paleontologist shall make recommendations regarding the collection, treatment, and disposition of the discovery. Scientifically important resources shall be prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of a museum repository. If paleontological resources are Yes During grounddisturbing
activities
Construction
Contractor/
Qualified
Paleontologist
The Melia Homes Lot 14
Project shall implement
this Mitigation Measure
because implementation
would include grounddisturbing activities
associated with grading,
utility installation, and
foundation construction.

Therefore, if
paleontological resources
are encountered during
construction, work shall
stop within 50 feet of the

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
discovered, regardless of their scientific importance, paleontological monitoring shall be required for subsequent ground-disturbing activities at a frequency, depth, and/or interval determined by the paleontologist.

Paleontological monitoring shall be conducted by a qualified paleontological monitor as set forth in the Society of Vertebrate Paleontology standards. At the conclusion of monitoring, a final monitoring report shall be prepared by the paleontologist to document the results of monitoring and project compliance with all regulations and project requirements. If scientifically important paleontological resources are recovered, this report shall also document those paleontological resources with a catalog, descriptions, and photographs as determined appropriate by the paleontologist. The final monitoring report shall be submitted to the City of Cypress Director of Community Development Department or designee for review and approval. A copy of this final report shall also accompany the fossil material to the museum repository. discovery and a qualified
paleontologist shall
evaluate the find and
recommend appropriate
treatment. Any required
monitoring,
documentation, recovery,
curation, and reporting
shall be completed in
accordance with Mitigation
Measure GEO-2 and
submitted to the City of
Cypress.

GEO-3 Mitigation Measure GEO-3: Worker Sensitivity Training: Prior to issuance of grading permits, applicants for projects that would include grounddisturbing activities below 10 feet in undisturbed native sediments ranked as having a moderate or high paleontological sensitivity shall be required to retain a qualified paleontologist meeting the requirements set forth by the Society of Vertebrate Paleontology. Prior to and during initial grounddisturbing activities, the qualified paleontologist (or their designee) shall provide worker environmental awareness training to construction personnel. Training shall include recognition of potential fossil materials, appropriate worker response protocols, and contact information for the paleontologist.

Yes Prior to
issuance of
grading
permits
Future Project
Applicant(s)/
Qualified
Paleontologist
The Melia Homes Lot 14
Project shall implement
this Mitigation Measure
because implementation
would include grounddisturbing activities
associated with grading,
utility installation, and
foundation construction.

Therefore, the Melia Lot 14
project shall implement the
recommendations of this
measure including
retaining a qualified
paleontologist to provide
worker environmental

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
awareness training prior to
and during initial grounddisturbing activities if
excavation would extend
below 10 feet into
undisturbed native
sediments of moderate or
high paleontological
sensitivity.

4.8: Greenhouse Gas Emissions
GHG-1 Mitigation Measure GHG-1: Prior to issuance of building permits, project applicants for future development within the Buildout Area shall demonstrate to the satisfaction of the City of Cypress (City) Planning Division that the proposed buildings incorporate feasible greenhouse gas (GHG) reduction strategies consistent with current State and local decarbonization goals. Compliance shall be demonstrated through building plans, energy modeling, California Green Building Standards Code (CALGreen Code) checklists, or similar documentation submitted during the plan check process, as deemed necessary by the City.

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

Preferred Compliance Path: All Electric Design - Future development shall be designed and constructed without natural gas infrastructure or natural gas appliances. All space heating, water heating, cooking, and clothes drying systems shall be fully electric. Electrical service panels shall be sized to accommodate expected loads and future electrification needs.

Alternative Compliance Path: Efficient Mixed-Fuel Design - If a project proposes to install natural gas infrastructure or natural gas appliances, future project applicants shall implement a combination of GHG reduction measures sufficient to minimize GHG emissions from natural gas usage to Yes Prior to
issuance of
building
permits
City of
Cypress/
Project
Applicant
The Melia Homes Lot 14
Project shall implement
this mitigation measure by
demonstrating compliance
with the City of Cypress'
greenhouse gas reduction
requirements during the
building permit review
process. The project shall
incorporate either the AllElectric Design Path or the
Efficient Mixed-Fuel Design
Path, including applicable
energy efficiency,
electrification, water
conservation, landscaping,
and renewable energy
measures, as identified on
the final improvement
plans and construction

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
the maximum extent feasible. Measures may include, but are not limited to, the following:
⚫ Exceed Title 24, Part 6 (Building Energy Efficiency Standards) performance requirements by 10–20 percent, where feasible, as demonstrated through energy modeling or prescriptive compliance documentation.
⚫ Install on-site solar photovoltaic (PV) systems to the maximum feasible extent, including on rooftops and parking canopy structures, where structurally and technically feasible.
⚫ Provide electric-ready infrastructure, including service panel capacity, conduit, wiring, and dedicated circuits, to allow future conversion to allelectric appliances and systems. ⚫ Design buildings to achieve, at minimum, Leadership in Energy and Environmental Design (LEED) Silver certification or an equivalent thirdparty green building rating. ⚫ Install programmable thermostats, advanced metering infrastructure, and smart home energy management systems.
⚫ Provide heating, ventilation, and air conditioning (HVAC) commissioning consistent with CALGreen Sections 5.410.2–5.410.4, including a commissioning plan, functional performance testing, and a commissioning report.
⚫ Install cool roof materials meeting an aged solar reflectance of ≥ 0.30, or the most current CALGreen Code requirement, whichever is more stringent.
⚫ Provide infrastructure to accommodate up to 50 percent recycled water use for landscape irrigation, where recycled water supply is available. ⚫ Use water-efficient irrigation systems, minimize turf, and incorporate native, low-water, or drought-tolerant plant species.
⚫ Install rainwater harvesting systems, where feasible. ⚫ Prohibit or restrict the use of potable water for cleaning non-vegetated outdoor surfaces and prohibit systems that apply water to hardscape surfaces.
drawings and verified by
the City prior to occupancy.

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
⚫ Implement and maintain robust solid waste diversion programs, including recycling and organic waste collection consistent with Senate Bill (SB) 1383 requirements.

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

4.9: Hazards and Hazardous Materials
HAZ-1 Mitigation Measure HAZ-1: Prior to the issuance of a building permit, a future project applicant/developer shall demonstrate the recommendations provided in the Phase I Environmental Site Assessment (Phase I ESA) prepared for the Buildout Area have been, or will be, implemented. Recommendations provided in the Phase I ESA include the following:
⚫ Preparation and implementation of an Operations and Maintenance (O&M) Program in order to safely manage the suspect asbestoscontaining materials (ACMs) and/or lead-based paint (LBP) associated with the existing structures located within the Buildout Area; and ⚫ Providing a copy of this Draft Environmental Impact Report (EIR) and the Notice of Completion (NOC) to the Orange County Health Care Agency (OCHCA) in order to notify them of the proposed change in land use facilitated under the proposed project.

No Prior to
issuance of a
building permit
Future Project
Applicant(s)
The Melia Homes Lot 14
Project does not include
the demolition of any of
the existing structures
covered under the Specific
Plan 3.0 EIR. This measure
would not apply.

4.17: Transportation
TRA-1 Mitigation Measure TRA-1: Transportation Demand Management Strategies. The Development Agreement between the City and the Project Applicant regarding the proposed project shall include a provision requiring that any future project applicants for subsequent residential development projects within the Buildout Area demonstrate the project's consistency with the measures set forth in Items 1 and 2 below that are applicable to such project prior to its approval to the satisfaction of the City of Cypress Planning Director.

Yes During
preparation of
the
Development
Agreement
City of
Cypress/
Project
Applicant
The Melia Homes Lot 14
Project shall implement
Mitigation Measure TRA-1
because it is a subsequent
residential development
project within the Buildout
Area. The project shall
demonstrate consistency

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments

1. Construct or Improve Bike Facility (California Air Pollution Control Officers Association [CAPCOA] Handbook Strategy T-19-A): This transportation demand management strategy requires the project to include a new bicycle facility or facilities or improve an existing facility that would connect the project to the existing regional bicycle network.

The construction/improvement of bicycle facilities would provide residents with the opportunity to bike to their destination rather than drive, reducing the number of vehicle trips and overall project-generated vehicle miles traveled (VMT).

2. Provide Pedestrian Network Improvement (CAPCOA Handbook Strategy T-18): This transportation demand management strategy requires the construction of off-site sidewalks to improve sidewalk coverage and pedestrian access to the surrounding area. with the applicable
Transportation Demand
Management strategies by
incorporating bicycle and
pedestrian improvements
that connect the site to the
surrounding transportation
network, as determined by
the City of Cypress
Planning Director.

4.18: Tribal Cultural Resources
TCR-1 Mitigation Measure TCR-1: Tribal Cultural Resources Training and ALERT Sheet Posting. Prior to the start of any ground-disturbing activities, a qualified archaeologist meeting the Secretary of the Interior standards, in consultation with a representative from a traditionally and culturally affiliated Native American Tribe, under the direction of the City of Cypress Planning Division, shall prepare a Cultural Resources Sensitivity Summary.

This summary shall include a brief description of the types of archaeological and tribal cultural resources that may be encountered, visual examples (if available), reporting procedures in the event of a discovery, and appropriate contact information.

The summary shall be printed and posted in a visible location at the construction site for the duration of all ground-disturbing activities.

An initial worker environmental training shall be provided by a qualified archaeologist in collaboration with a tribal representative prior to the start of construction, under the direction of the City of Cypress Planning Division. The training shall include a review of applicable laws, procedures to follow if resources are discovered, and cultural sensitivity guidance. A Yes Prior to the
start of any
grounddisturbing
activities
Project
Applicant/
Qualified
Archaeologist
The Melia Homes Lot 14
Project shall implement
Mitigation Measure TCR-1
because project
construction would involve
ground-disturbing activities
with the potential to
encounter archaeological
or tribal cultural resources.

Prior to construction, the
project shall provide
worker cultural resources
sensitivity training, post
the required Cultural
Resources Sensitivity
Summary at the site, and
maintain documentation

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
sign-in sheet shall be maintained to document attendance. As construction progresses, the construction manager shall be responsible for ensuring that all new personnel receive the same information through on-site orientation and review of the posted materials. Documentation of ongoing training shall be maintained and made available to the City upon request. demonstrating that all
construction personnel
received the required
information.

TCR-2 Mitigation Measure TCR-2: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities. Prior to the issuance of any grading permits for projects within the Buildout Area that would require “ground-disturbing activity,” where such disturbance activity would occur in undisturbed native sediment, a future project applicant/City shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching on both on-site and any off-site locations that are included in the Project Description/ definition and/or required in connection with the projects, such as public improvement work.

A copy of the executed monitoring agreement shall be submitted to the Director of the City of Cypress Community Development Department, or their designee, prior to the earlier of the commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity. The tribal monitor shall also provide appropriate insurance certificates.

The monitor shall complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs shall identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, “TCRs”), as well Yes Prior to the
issuance of any
grading
permits
Future Project
Applicant(s)/
Native
American
Monitor
The Melia Homes Lot 14
Project shall implement
Mitigation Measure TCR-2,
as necessary, during
project construction that
would involve grounddisturbing activities in
undisturbed native
sediment. Prior to
construction, the project
shall retain a Native
American Monitor from or
approved by the
Gabrieleño Band of
Mission Indians – Kizh
Nation (Tribe). The monitor
shall complete daily
monitoring logs that will
provide descriptions of the
relevant ground-disturbing
activities, the type of
construction activities
performed, locations of
ground-disturbing
activities, soil types,
cultural-related materials,

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs shall be provided to the future project applicant/City upon written request to the Tribe.

On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Tribe from a designated point of contact for the future project applicant/City that all ground-disturbing activities and phases that may involve ground-disturbing activities in native (previously undisturbed) soil has occurred (i.e., no tribal monitoring shall be required for landscaping activities occurring after completion of project grading and trenching, as this soil will have been previously monitored) or in connection with the project are complete; or (2) a determination and written notification by the Tribe to the future project applicant/City that no future, planned construction activity and/or development/construction phase associated with the project possesses the potential to impact TCRs.

Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Tribe’s monitor and/or archaeologist. The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural, and/or historic purposes.
and any other facts,
conditions, materials, or
discoveries of significance
to the Tribe.

TCR-3 Mitigation Measure TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary Objects. Native American human remains are defined in Public Resources Code (PRC) Section 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in PRC Section 5097.98, are also to be treated according to this statute.

If Native American human remains and/or grave goods are discovered or recognized during ground-disturbing activities associated with projects within the Buildout Area, then all construction activities shall immediately Yes During grounddisturbing
activities
Construction
Contractor/
County
Coroner/
Most Likely
Descendant
The Melia Homes Lot 14
Project shall implement
Mitigation Measure TCR-3
because construction
would involve grounddisturbing activities that
could result in the
unanticipated discovery of
human remains or

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
cease within 50 feet of the find. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the Coroner has determined the nature of the remains. If the Coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission (NAHC), and PRC Section 5097.98 shall be followed.

Human remains and grave/burial goods shall be treated alike per PRC Section 5097.98(d)(1) and (2).

If Native American human remains are discovered or recognized on any construction sites within the Buildout Area during ground-disturbing activities and the NAHC subsequently identifies the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe) to be the Most Likely Descendant (MLD), construction activities may resume in other parts of the construction site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Tribe’s monitor and/or archaeologist deems necessary). (State CEQA Guidelines Section 15064.5(f).)
Preservation in place (i.e., avoidance) is the Tribe’s preferred manner of treatment for discovered human remains and/or burial goods.

Any discovery of human remains/burial goods shall be kept confidential to the extent feasible to prevent further disturbance.
associated funerary
objects. If such materials
are encountered, work
shall cease within the
required area, the County
Coroner and NAHC
notification procedures
shall be followed, and the
remains shall be treated in
accordance with Public
Resources Code Section
5097.98, including
consultation with the
identified Most Likely
Descendant and
preservation in place
where feasible.

TCR-4 Mitigation Measure TCR-4: Procedures for Burials and Funerary Remains.

If Native American human remains are discovered or recognized on any construction sites within the Buildout Area during ground-disturbing activities and the Native American Heritage Commission subsequently Yes During grounddisturbing
activities
Construction
Contractor/
Most Likely
Descendant
The Melia Homes Lot 14
Project shall implement
Mitigation Measure TCR-4
because construction

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
identifies the Gabrieleño Band of Mission Indians – Kizh Nation (Tribe) to be the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy, as described below, shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours.

The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

In the event preservation in place is not possible despite good faith efforts by the future project applicant/City and/or landowner, before grounddisturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. would involve grounddisturbing activities that
could result in the
discovery of Native
American human remains
or funerary objects.

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Mitigation Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion/
Monitoring
Milestone
Responsible
Party Comments
Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within 6 months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.

The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches.

All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does not authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

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ATTACHMENT B

REGULATORY COMPLIANCE MEASURES APPLICABILITY TABLE
B-1

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments

4.3: Air Quality
RC-AIR-1 Regulatory Compliance Measure AIR-1: During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall be controlled by regular watering or other dust preventative measures by using the following procedures, in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403 during construction. The applicable Rule 403 measures are as follows:
⚫ Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). ⚫ Water active sites at least twice daily (locations where grading is to occur shall be thoroughly watered prior to earthmoving). ⚫ Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6 meter) of freeboard (vertical space between the top of the load and the top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114.
⚫ Pave construction access roads at least 100 feet (30 meters) onto the site from the main road.
⚫ Reduce traffic speeds on all unpaved roads to 15 miles per hour or less.

Yes During clearing,
grading, earth
moving, or
excavation
operations
Construction
Contractor
The Melia Homes Lot 14
Project will implement
SCAQMD Rule 403 fugitive
dust controls during
construction in accordance
with this measure.

RC-AIR-2 Regulatory Compliance Measure AIR-2: All trucks that are to haul excavated or graded material shall comply with State Vehicle Code Section 23114, with special attention to Sections 23114(b)(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads.

Yes During clearing,
grading, earth
moving, or
excavation
operations
Construction
Contractor
The construction contractor
will ensure that all trucks that
are proposed to haul
excavated or graded material
associated with the Melia
Homes Lot 14 Project comply
with State Vehicle Code
Section 23114, in accordance
with this measure.

B-2

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
RC-AIR-3 Regulatory Compliance Measure AIR-3: Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction bid packages specify:
⚫ Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent; ⚫ Coatings and solvents that will be utilized have a volatile organic compound content lower than required under SCAQMD Rule 1113; and
⚫ To the extent feasible, construction/building materials shall be composed of pre-painted materials.

Yes Prior to approval
of the Project
plans and
specifications
City of
Cypress/
Construction
Contractor
The construction contractor
will ensure that construction
specifications for the Melia
Homes Lot 14 Project require
the use of high-volume lowpressure paint applicators,
coatings and solvents with
VOC contents below
SCAQMD Rule 1113
requirements, and prepainted building materials
where feasible, in accordance
with this measure.

RC-AIR-4 Regulatory Compliance Measure AIR-4: Future projects shall comply with SCAQMD Rule 402. Rule 402 prohibits the discharge of air contaminants or other material from any type of operations, which can cause nuisance or annoyance to any considerable number of people or to the public or which endangers the comfort or repose of any such persons, or the public.

Yes Prior to and
during operations
Project
Applicant
The entity in charge of
operations of the Melia
Homes Lot 14 Project would
ensure that the Project is in
compliance with SCAQMD
Rule 402 in accordance with
this measure.

4.4: Biological Resources
RC-BIO-1 Regulatory Compliance Measure BIO-1: Preconstruction Bat Surveys.

If construction activities for a specific development project within the Buildout Area, including structure demolition and tree removal, will occur during the bat maternity season (April 1 to August 31), then the City of Cypress, or designee, shall confirm that the applicable developer has retained a qualified biologist who shall conduct a nighttime bat survey of potential maternity roost habitat no more than 30 days prior to the removal of potential habitat. These surveys shall be initiated no later than 30 minutes before sunset and continue for no less than 1 hour after sunset. If maternity roosts are found and Yes Prior to
commencement
of construction
activities
including
structure
demolition and
tree removal
during the bat
maternity season
City of
Cypress, or
designee/
Construction
Contractor
If construction activities
including structure
demolition and tree removal
are proposed to occur for the
Melia Homes Lot 14 Project
during the bat maternity
season (April 1 to August 31),
the construction contractor
will retain a qualified
biologist and adhere to the
B-3

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
the project would result in impacts to roosting bats, the biologist shall coordinate with the California Department of Fish and Wildlife (CDFW) to establish appropriate avoidance buffers around all maternity roost sites, and no construction work shall occur within the buffers until the completion of the maternity season. If deemed necessary through coordination with CDFW, additional measures could include two-step removal of any trees containing maternity roosts (outside of the maternity season), preparation of a Bat Habitat Mitigation and Monitoring Plan (BHMMP), and humane bat eviction/ exclusion.
requirements of this
measure.

RC-BIO-2 Regulatory Compliance Measure BIO-2: Preconstruction Nesting Bird Surveys and Active Nest Avoidance Buffers. If potential bird nesting habitat is to be removed from a portion of the Buildout Area in connection with a specific development project during the avian nesting season (January 1 through August 31), including structures, trees, shrubs, and suitable groundnesting areas, a qualified biologist shall conduct a nesting bird survey in such portion of the Buildout Area within 3 days prior to the commencement of structure demolition, vegetation removal, or other construction activities that could remove suitable nesting habitat.

If no nesting birds are identified, no additional survey is required. If at any time an active nest is identified, the biologist shall establish suitable buffers around the nests that consider the ecology of the species present and the location of construction activities to ensure that disruption of nesting does not occur. The buffer areas shall be avoided until the nests are no longer occupied and the juvenile birds can survive independently from the nests.

Yes Prior to the
commencement
of construction
activities
including removal
of structures,
trees, shrubs, and
suitable
groundnesting
areas, during the
avian nesting
season (January 1
through August
31)
City of
Cypress, or
designee/
Construction
Contractor
If construction activities
including removal of
structures, trees, shrubs, and
suitable groundnesting areas,
are proposed to occur for the
Melia Homes Lot 14 Project
during the avian nesting
season (January 1 through
August 31), the construction
contractor will retain a
qualified biologist and adhere
to the requirements of this
measure.

B-4

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APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments

4.5: Cultural Resources
RC-CUL-1 Regulatory Compliance Measure CUL-1: Unknown Archaeological Resources. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the Orange County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Public Resources Code (PRC). A future project applicant and its construction contractor shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the project site. Any found deposits shall be treated in accordance with federal, State and local guidelines, including those set forth in PRC Section 21083.2. Prior to commencement of grading activities, the Director of the City of Cypress (City) Community Development Department, or designee, shall verify that all project grading and construction plans include specific requirements regarding California PRC (Section 21083.2[g]) and the treatment of archaeological resources as specified above.

Yes During
excavation,
grading, or
construction
activities
City of
Cypress, or
designee/
Construction
Contractor
If during construction of the
Melia Homes Lot 14 Project
archaeological resources are
discovered, work within 50
feet of the find will cease and
the construction contractor
will retain a qualified
archaeologist from the
Orange County List of
Qualified Archaeologists to
adhere to this measure.

RC-CUL-2 Regulatory Compliance Measure CUL-2: Human Remains. In the event that human remains are encountered on the project site, work within 50 feet of the discovery shall be redirected and the County Coroner notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). With the Yes During
excavation,
grading, or
construction
activities
City of
Cypress, or
designee/
Construction
Contractor
If during construction of the
Melia Homes Lot 14 Project
human remains are
encountered, work within 50
feet of the discovery shall be
redirected, and the County
Coroner shall be notified
immediately consistent with
the requirements of
California Code of
Regulations (CCR) Section
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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) SPECIFIC PLAN 3.0 PROJECT EIR REGULATORY COMPLIANCE MEASURES:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
permission of the property owner, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. The MLD may recommend scientific removal and non-destructive analysis of human remains and items associated with Native American burials. Consistent with CCR Section 15064.5(d), if the remains are determined to be Native American and an MLD is notified, the City of Cypress shall consult with the MLD as identified by the NAHC to develop an agreement for treatment and disposition of the remains. Prior to the issuance of grading permits, the Director of the City of Cypress Community Development Department, or designee, shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98, as stated above. 15064.5(e), and the
construction contract would
follow the procedures as
outlined in this measure.

4.7: Geology and Soils
RC-GEO-1 Regulatory Compliance Measure GEO-1: Compliance with Seismic and Standards in the Building Code. Prior to issuance of any building permit within the Buildout Area, the City of Cypress (City) Engineer, Building Official, or their designee, and a future project applicant’s soils engineer shall review the building plans to verify that the structural design conforms to the requirements of the City of Cypress’ latest adopted edition of the California Building Standards Code.

Structures and walls shall be designed in accordance with applicable sections of the City’s Building Code.

Yes Prior to issuance
of the building
permit
Project
Applicant
The City of Cypress Engineer,
Building Official, or their
designee, and the Project
Applicant’s soils engineer for
the Melia Homes Lot 14
Project will review the
building plans to verify that
the structural design
conforms to the
requirements of the City of
Cypress’ latest adopted
edition of the California
Building Standards Code in
compliance with this
measure.

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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) SPECIFIC PLAN 3.0 PROJECT EIR REGULATORY COMPLIANCE MEASURES:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments

4.9: Hazards and Hazardous Materials
RC-HAZ-1 Regulatory Compliance Measure HAZ-1: Federal Aviation Regulation Title 14 Part 77. A future project applicant/developer shall notify the Federal Aviation Administration (FAA) of any proposed structure(s) that would penetrate the 100 to 1 imaginary surface that surrounds the runway at Joint Forces Training Base Los Alamitos at least 45 days prior to beginning construction.

Yes At least 45 days
prior to
beginning
construction
Project
Applicant/
FAA
The Project Applicant for the
Melia Homes Lot 14 Project
will adhere to the notification
requirements of this measure
if applicable.

4.10: Hydrology and Water Quality
RC-HYD-1 Regulatory Compliance Measure HYD-1: Construction General Permit. If construction of future projects associated with the proposed project would disturb greater than 1 acre of soil, prior to commencement of construction activities within the proposed Buildout Area, the Construction Contractor shall obtain coverage under the National Pollutant Discharge Elimination System (NPDES) General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities, Order WQ 2022-0057- DWQ, NPDES No. CAS000002 (Construction General Permit), or any other subsequent permit. This shall include submission of Permit Registration Documents, including permit application fees, a Notice of Intent (NOI), a risk assessment, a site plan, a Stormwater Pollution Prevent Plan (SWPPP), a signed certification statement, and any other compliance-related documents required by the permit, to the State Water Resources Control Board via the Stormwater Multiple Application and Report Tracking System (SMARTS). Construction activities shall not commence until a Waste Discharge Identification Number is obtained for the project from the SMARTS and provided to the Director of Public Works for the City of Cypress, or designee, to demonstrate that coverage under the Construction General Permit has been obtained. Project construction shall comply with all applicable requirements specified in the Construction General Permit, including but not limited to, preparation of a SWPPP and Yes Prior to
commencement
of construction
activities
Construction
Contractor
The Melia Homes Lot 14
Project would disturb greater
than one acre of soil, and the
Construction Contractor
would therefore obtain
coverage under the National
Pollutant Discharge
Elimination System (NPDES)
General Permit for
Stormwater Discharges
Associated with Construction
and Land Disturbance
Activities and all other
applicable permits, and will
comply with the
requirements of this
measure.

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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) SPECIFIC PLAN 3.0 PROJECT EIR REGULATORY COMPLIANCE MEASURES:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
implementation of construction site best management practices (BMPs) to address all construction-related activities, equipment, and materials that have the potential to impact water quality for the appropriate risk level identified for the project. The SWPPP shall identify the sources of pollutants that may affect the quality of storm water and shall include BMPs (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs) to control the pollutants in storm water runoff. Upon completion of construction activities and stabilization of the Buildout Area, a Notice of Termination (NOT) shall be submitted via SMARTS. If construction of future projects associated with the proposed project would disturb less than 1 acre of soil, prior to commencement of construction activities within the Buildout Area, the Construction Contractor shall provide evidence that project construction would comply with Section 4.106 of the 2019 California Green Building Standards Code (CALGreen Code).

Section 4.106 of the CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs).

RC-HYD-2 Regulatory Compliance Measure HYD-2: If groundwater dewatering is required during excavation activities, the Applicant/City shall obtain coverage under the General Waste Discharge Requirements for Discharges to Surface Waters that Pose an Insignificant (De Minimis) Threat to Water Quality, Order No. R8-2020-0006, NPDES No.

CAG998001 (Construction Dewatering Permit). This shall include submission of a Notice of Intent (NOI) for coverage under the permit to the Santa Ana Regional Water Quality Control Board (RWQCB) at least 45 days prior to the start of dewatering. Groundwater dewatering activities shall comply with all applicable provisions in the permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of Yes Prior to issuance
of grading permit
City of
Cypress/
Project
Applicant
If groundwater dewatering is
required during excavation
activities for the Melia Homes
Lot 14 Project, the
Applicant/City will obtain
coverage under the General
Waste Discharge
Requirements for Discharges
to Surface Waters that Pose
an Insignificant (De Minimis)
Threat to Water Quality,
Order No. R8-2020-0006,
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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) SPECIFIC PLAN 3.0 PROJECT EIR REGULATORY COMPLIANCE MEASURES:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
groundwater dewatering activities, a Notice of Termination shall be submitted to the Santa Ana RWQCB.

NPDES No. CAG998001
(Construction Dewatering
Permit) and will adhere to
the requirements of this
measure.

RC-HYD-3 Regulatory Compliance Measure HYD-3: Orange County MS4 Permit/City Municipal Code. Prior to issuance of a grading permit for future projects associated with the proposed project, the future project Applicant shall prepare and submit a final project-specific water quality management plan (WQMP) to specify BMPs that would be implemented to capture, treat, and reduce pollutants of concern in stormwater runoff in compliance with the Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff Orange County, Order R8-2009-0030, NPDES No. CAS618030, as amended by Order No. R8-2010-0062 (Orange County MS4 Permit), Orange County Drainage Area Management Plan (DAMP), and the City of Cypress Local Implementation Plan (LIP). The WQMP shall also incorporate the results of the Final Hydrology and Hydraulic Analyses to demonstrate that the bioretention facilities meet the hydromodification requirements of the Orange County MS4 Permit and Chapter 13-23 of the Cypress Municipal Code. The City Engineer/Public Works Director, or designee, shall ensure that the BMPs specified in the WQMP are incorporated into the final project design of future projects associated with the proposed project.

Yes Prior to issuance
of grading permit
Project
Applicant
The Project Applicant will
prepare and submit a WQMP
to the County of Orange and
ensure that the WQMP
adhere to all the
requirements outlined in this
measure, and the City
Engineer/Public Works
Director, or designee, will
ensure that the BMPs
specified in the WQMP are
incorporated into the final
Project design in accordance
with this measure.

4.13: Noise
RC-NOI-1 Regulatory Compliance Measure NOI-1: The construction contractor shall limit all construction related activities to between the hours 7:00 a.m. and 8:00 p.m. on weekdays and between the hours of 9:00 a.m. and 8:00 p.m. on Saturdays. No construction shall be permitted Yes During
construction
Construction
Contractor
The construction contractor
for the Melia Homes Lot 14
Project will adhere to the
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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) SPECIFIC PLAN 3.0 PROJECT EIR REGULATORY COMPLIANCE MEASURES:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
outside of these hours or on Sundays or a federal holiday with the exception of certain construction activities that are time sensitive and require a 24-hour rotation. In those situations, a temporary use permit can be obtained from the City of Cypress’ Community Development Director.
construction hours as
outlined in this measure.

RC-NOI-2 Regulatory Compliance Measure NOI-2: Mechanical equipment, including air conditioning units in residential and non-residential zoning districts, shall be enclosed within a structure or completely screened from view from surrounding properties by the use of a fence or wall consistent with Section 3.11.100(b) of the City of Cypress Municipal Code. Additionally, prior to the issuance of building permits, a future applicant/developer shall demonstrate, to the satisfaction of the City Director of Community Development, or designee, that on-site stationary noise sources, such as air conditioners, shall not exceed City noise standards as stated within the City’s Municipal Code Sections 13-68 and 13-69.

Yes Prior to operation Project
Applicant
The Project Applicant will
ensure that mechanical
equipment that is planned to
be included as part of the
Melia Homes Lot 14 Project
will adhere to the conditions
of this measure.

4.15: Public Services
RC-PS-1 Regulatory Compliance Measure PS-1: Any future projects implemented within the Buildout Area in accordance with the City of Cypress (City) Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan) would be required to coordinate with the Orange County Fire Authority (OCFA) to determine the appropriate development impact fees required to offset potential impact to OCFA staffing and service ability. Prior to the approval of such projects, the designated site developer shall enter into a Secured Fire Protection Agreement with OCFA that details the agreed-upon development impact fees required for the project.

Yes Prior to Project
approval
Project
Applicant/
OCFA
The Project Applicant for the
Melia Homes Lot 14 Project
will coordinate with OCFA to
determine the appropriate
development impact fees and
will enter into a Secured Fire
Protection Agreement with
OCFA per the requirements of
this measure.

RC-PS-2 Regulatory Compliance Measure PS-2: Payment of School Fees. Prior to issuance of any building permits within the Buildout Area in accordance with the Specific Plan, the applicant/ developer of future development projects facilitated by the proposed project shall Yes Prior to issuance
of building
permits
Director of
the City of
Cypress
Community
The Project Applicant for the
Melia Homes Lot 14 Project
will provide proof of the
payment of school fee in
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P:\A-E\CCP2201.07 Melia Homes Lot 14\PRODUCTS\Melia Homes Lot 14 Project_Consistency Memo_final.docx (08/26/26) SPECIFIC PLAN 3.0 PROJECT EIR REGULATORY COMPLIANCE MEASURES:

APPLICABILITY TO THE MELIA HOMES LOT 14 PROJECT
No. Regulatory Compliance Measures
Applicable to
the Melia
Homes Lot
14 Project
(Yes/No)
Timing of
Completion
Responsible
Party Comments
provide proof to the Director of the City of Cypress Community Development Department, or designee, that payment of all applicable school fees has been made to the appropriate school district(s) in compliance with Section 65995 of the California Government Code.

Development
Department,
or designee/
Project
Applicant
accordance with Section
65995 of the California
Government Code and this
measure.

RC-PS-3 Regulatory Compliance Measure PS-3: Dedication of Parkland and/or Payment of Park Fees. Prior to issuance of any building permits within the Buildout Area in accordance with the Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan), a future
applicant/developer shall provide proof of compliance with the applicable provisions of Chapter 25 (Subdivisions), Article VI, Park and Recreational Facilities, of the City of Cypress Municipal Code.

Yes Prior to issuance
of building
permits
Director of
the City of
Cypress
Community
Development
Department,
or designee/
Project
Applicant
The Project Applicant for the
Melia Homes Lot 14 Project
will provide proof of
compliance with the
applicable provisions of
Chapter 25 (Subdivisions),
Article VI, Park and
Recreational Facilities, of the
City of Cypress Municipal
Code in accordance with this
measure.

4.19: Utilities and Service Systems
RC-UTL-1 Regulatory Compliance Measure UTIL-1: Construction and Demolition Ordinance. The construction contractor shall comply with the provisions of the City of Cypress Ordinance No. 1166 and the 2022 California Green Building Standards Code, which would reduce construction and demolition waste. Ordinance No. 1166 is codified in Article VIII, Materials Questionnaire for Certain Construction and Demolition Projects within the City of Cypress, in the Cypress Municipal Code.

Yes During
construction
Construction
Contractor
The construction contractor
for the Melia Homes Lot 14
Project will adhere to the
requirements relating to the
reduction of construction and
demolition waste in
accordance with the City of
Cypress Ordinance No. 1166
and the 2022 California
Green Building Standards
Code as required by this
measure.