Ordinance No. 1184ORDINANCE NO. 1184
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CYPRESS, CALIFORNIA, ADOPTING AMENDMENTS TO VARIOUS
SECTIONS OF THE CYPRESS BUSINESS AND PROFESSIONAL
CENTER SPECIFIC PLAN, SEPARATING PLANNING AREA 5 INTO
5A AND 5B AND ADDING LANGUAGE PERTAINING TO NEW
PLANNING AREA 5B.
WHEREAS, the City of Cypress ("City") owns approximately 13.3 acres of land
located at 5095-5275 Katella Avenue, (APN's 241-091-022 through -026) ("Site");
and
WHEREAS, the Site is currently underutilized, falling substantially short of its
commercial, retail, entertainment, residential, revenue -generating and job -creating
potential; and
WHEREAS, the City entered into a Disposition and Development Agreement
(the "DDA"), on November 25, 2019, with SP Acquisition, LLC, ("Developer"); and
WHEREAS, the DDA requires the Developer to submit an application for the
City's consideration, to allow the design and construction of a mixed-use commercial
and residential project to reflect a high quality of development including necessary
street and utility infrastructure; and
WHEREAS, the Developer submitted plans consisting of a 4 -story, luxury
apartment building containing 251 units, a commercial center of 61,200 square feet
including a shopping center consisting of a movie theater, grocery, retail and
restaurant spaces; and a 120 room hotel ("Project"); and
WHEREAS, approval of the Project requires an Amendment to the Cypress
Business & Professional Center Specific Plan ( SP 19-1), a Tentative Parcel Map
(TPM 96-121), a Conditional Use Permit (CUP -3158), a Site Plan (DRC 3159) and a
Development Agreement, that required an Environmental Impact Report ("EIR")
(SCH # 2019110458); and
WHEREAS, the Amendment to the Cypress Business & Professional Center
Specific Plan proposes to divide Planning Area 5 into two subareas, Planning Area
5A and Planning Area 5B, with the proposed Project in Planning Area 5B. Planning
Area 5A will remain Professional Office, and Planning Area 5B will be amended to a
designation of Mixed -Use Commercial/Residential, with an expanded list of permitted
and conditional uses, including multifamily residential and grocery uses. The
Amendment also updates street cross sections, includes a parking ratio for
residential uses, clarifies parking stall dimensions for compact spaces already
allowed in the Specific Plan, and allows for certain signage types subject to site plan
review; and
WHEREAS, the Amended Specific Plan is consistent with the requirements,
goals, and policies of the City's General Plan, as explained in the Land Use Chapter
of the Cypress City Center Project EIR; and
WHEREAS, on May 26, 2020, the City Council conducted a public hearing and
certified the Cypress City Center Project Final EIR, and adopted the Finding of Facts,
Statement of Overriding Considerations and the Mitigation Monitoring and Reporting
Program; and
WHEREAS, on May 26, 2020, the City Council held a duly noticed public hearing
for consideration of this Specific Plan Amendment was held by the City Council of the City
of Cypress, at which time considered evidence presented, public testimony and materials
in the staff reports and accompanying documents and exhibits; and
WHEREAS, all legal prerequisites for the adoption of this resolution have occurred.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: The above recitals are true and correct.
Section 2: The City Council of the City of Cypress hereby confirms that is had
reviewed and considered the Cypress City Center Project Final EIR.
Section 3: Findings.
A. The proposed Amendment to the Cypress Business and Professional
Center Specific Plan is in conformance with the goals, policies, and
objectives of the general plan;
B. The design, location, shape, size, operating characteristics, and the
provision of public and emergency vehicle (e.g., fire and medical) access
and public services and utilities (e.g., fire protection, police protection,
water, schools, solid waste collection and disposal, storm drainage,
wastewater collection, treatment, and disposal, etc.) for the development
proposed in the Amendment to the Cypress Business and Professional
Center Specific Plan, would ensure that the proposed development would
not endanger, jeopardize, or otherwise constitute a hazard to the public
health, safety, or general welfare, or injurious to the property or
improvements in the vicinity and base zoning district in which the property
is located;
C. The development proposed in the Amendment to the Cypress Business and
Professional Center Specific Plan would:
Ensure quality development by encouraging greater creativity and
aesthetically pleasing designs for the individual components of the
development and the development as a whole;
ii. Ensure the timely provision of essential public services and facilities
consistent with the demand for the services and facilities; and
iii. Promote a harmonious variety of housing choices and commercial
and industrial activities, if applicable; attain a desirable balance of
residential and/or employment opportunities; and result in a high
level of amenities and the preservation of the natural and scenic
qualities of open space.
D. The subject Site is:
Physically suitable for the proposed land use designation(s);
ii. Physically suitable for the type and density/intensity of development
being proposed;
iii. Adequate in shape and size to accommodate the proposed
development; and
iv. Served by streets adequate in width and pavement type to carry the
quantity and type of traffic expected to be generated by the proposed
development.
Section 4: The proposed Amendment to the Cypress Business and Professional
Center Specific Plan, as identified in Exhibit A, is hereby approved.
Section 5: Posting.
The City Clerk shall certify to the passage and adoption of this Ordinance, and
shall cause the same to be posted in at least three public places designated by resolution
of the City Council, and shall cause this Ordinance and its certification, together with proof
of posting, to be entered into the Book of Ordinances of this City.
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FIRST READ at a regular meeting of the City Council of said City held on the 26th
day of May, 2020 and finally adopted and order posted at a regular meeting held on the
8th day of June, 2020.
ADOPTED, SIGNED and APPROVED this 8th day of June, 2020.
MAYOR OF T,LW ITY OF CYPRESS
ATTEST:
CITY ERK OF THE ITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE )SS
I, Alisha Farnell, City Clerk of the City of Cypress, DO HEREBY CERTIFY THAT
THE FOREGOING Ordinance was duly adopted by said City Council at a regular meeting
held on the 89h day of June 2020, by the following roll call vote:
AYES: 3 COUNCIL MEMBERS: Morales, Peat and Johnson
NOES: 2 COUNCIL MEMBERS: Berry and Yarc
ABSENT: 0 COUNCIL MEMBERS: None
CITY R'K OF THE
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CITY OF CYPRESS
EXHIBIT A
AMENDMENT TO THE CYPRESS BUSINESS &
PROFESSIONAL CENTER
SPECIFIC PLAN
CYPRESS BUSINESS AND PROFESSIONAL CENTER
SPECIFIC PLAN AMENDMENT 19-1
SPECIFIC PLAN AMENDMENT SUMMARY
DRAFT
Submitted To:
City of Cypress
5275 Orange Avenue
Cypress, California 90630
Prepared For:
Shea Properties
130 Vantis, Suite 200
Aliso Viejo, California 92656
Contact: Kevin McCook
Prepared By:
Kimley-Horn and Associates
765 The City Drive, Suite 200
Orange, California 92868
Contact: Margit Allen, AICP
April 2020
I. EXECUTIVE SUMMARY
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This Amended Cypress Commercial Center & Residential Specific Plan ("Specific Plan"), which was
originally titled "Cypress Business & Professional Center Specific Plan", establishes comprehensive
guidance and regulations for the development of approximately 298.2 gross acres within the City of
Cypress, California (the "City"). The purpose of this Specific Plan is to establish the development
regulations and programs for the development of the Specific Plan area. This Specific Plan includes
a Land Use Plan (see Exhibit 1), which permits approximately 11.8 acres of Mixed -Use Business
Park, 20.1 acres of Professional Office, 20.9 acres of Professional Office and Hotel and Support
Commercial, 8.2 acres of Mixed -Use Business Park/General Retail Commercial, 33.5 acres of Mixed -
Use Commercial/Senior Housing, 13.3 acres of Mixed -Use Commercial/Residential, 30.0 acres of
Cottonwood Church uses; 160.4 acres of public/semi-public uses, including 35.7 acres of the former
golf course,; and 124.7 acres of the existing race track (for a total of 2,695,469 square feet of
commercial building area for Planning Areas 2, 3, 4, 5, 6, and 9, as described in the Land Use Plan
and elsewhere in this Specific Plan), by establishing policies and site development regulations. It is
intended that this Specific Plan be a regulatory plan that is consistent with the City of Cypress General
Plan (the "General Plan").
II. INTRODUCTION
A. PROJECT BACKGROUND
[The following paragraph will be added to this section.]
This Specific Plan Amendment amends the 2012 amended and restated Specific Plan. It separates
Planning Area 5 into two subareas: Planning Area 5A, which remains a Professional Office use, and
Planning Area 5B, which will be designated as Mixed -Use Commercial Residential.
Exhibit 1 will be revised to illustrate the revised Land Use Plan (see attachment).
III. DEVELOPMENT PLAN
A. DEVELOPMENT CONCEPT
The primary purpose of this second amended Specific Plan is to serve as a planning tool that
implements the physical and economic development of the project area. This Specific Plan will serve
to regulate new development and provide review mechanisms for implementation. The Development
Concept was originally prepared by Langdon -Wilson Architects and Planners in 1990. For purposes
of Specific Plan Amendment 19-01, the land use plan has been modified to divide an existing
planning area into two subareas (Planning Areas 5A and 5B) and modify the permitted uses for new
Planning Area 5B, which is discussed throughout this document.
This Specific Plan responds to a multiplicity of City-wide concerns. Those concerns are substantially
addressed in the original Cypress Plaza Environmental Impact Report (September 22, 1986), the
Cypress Downs Supplemental EIR, and the 1990 Cypress Business and Professional Center
Subsequent Environmental Impact Report. The following concepts are to be implemented pursuant
to this Specific Plan:
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1. The creation of high-quality commercial, multifamily, and senior housing
development that will significantly enhance the employment and revenue base of the
City and provide for a diversity of housing.
2. The establishment of land uses in a manner sensitive to the race track as well as overall
community requirements.
3. The achievement of a continuity in design and a sense of identity within the Specific
Plan area.
4. The provision of a circulation system designed to facilitate commercial, multi -family
residential, and senior housing and related "continuum of care" uses.
5. The ability to be responsive to the market economy by allowing flexibility of land
uses.
6. The retention of the existing race track.
These ideas, along with responsiveness to the land use issues, provide the basis for this Specific Plan.
B. GOALS, OBJECTIVES AND POLICIES
The following section contains a reiteration of the land use issues for the Specific Plan area with a
statement of the goals, objectives and policies to guide the development of the planning areas.
1. Overall Concept
ISSUE:
GOAL:
OBJECTIVES:
What basic land use concept should guide development?
To achieve the best possible land use for the Specific Plan area with emphasis
on employment generation, economic growth, and generation of revenues to
the City, and providing a diversity of housing in the city by providing
multifamily housing as well as senior housing through a "continuum of care"
approach, while retaining the race track use on-site.
1.1 Achieve project designs consistent with this Specific Plan and adjacent
Cypress Business Park uses.
1.2 Promote a commercial environment that balances quality
development with economic growth while also providing for some
semi-public uses.
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POLICIES:
2. Uses
ISSUE:
GOAL.
OBJECTIVES:
1.3 Build flexibility into the development concept to allow response to
market demand.
1.4 Design the plan with flexible land use designations and site
development standards to attract firms with medium to large site
requirements.
1.5 Ensure harmony among surrounding and on-site residential and
commercial uses.
1.6 Promote senior housing and related "continuum of care" facilities
consistent with current demographic trends.
1.7 Promote multifamily housing in close proximity to commercial uses.
1. Encourage employment -generating business park and other
commercial uses in the Specific Plan area, while expanding the
diversity of housing by providing multifamily housing in Planning
Area 5B, and senior housing and related "continuum of care" facilities,
in Planning Area 9.
2. Encourage revenue generating uses (i.e., retail sales).
3. Utilize site plan review as a means of authorizing the maximum and
best use of each parcel of land allowed by this Specific Plan.
4. Develop standards for building setbacks, heights, and landscape
treatments to maximize compatibility with adjacent uses.
What uses should be allowed and which should be prohibited in the
development area?
Allow a wide range of uses in the development area that achieve compatibility,
reflect the needs of the community and are marketable.
2.1 Establishment of zoning provisions with development standards that
lead to efficient use of available space.
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POLICIES:
2.2 Establishment of uses which are compatible with contemporary
commercial, mixed-use commercial and residential, and senior
housing requirements for a wide range of uses.
2.3 Achievement of site development standards and responsiveness to
guidelines which define and provide for a high level of quality.
2.4 Avoid unsightly uses which would be an impediment to other
development within the Specific Plan area.
2.5 Establishment of zoning standards which ensure the continuation of
public/semi-public uses in the race track area of the site (Planning
Area 8), while allowing the development of mixed-use commercial
and residential uses, senior housing and related "continuum of care"
uses, in the undeveloped southern portion of the former Golf Course
that was previously part of Planning Area 7 in the Original Specific
Plan and is now part of Planning Areas 9, in this amended Specific
Plan.
1. Include responsiveness to design guidelines as a major consideration
in site plan review and approval.
2. Approve uses which can be contained in contemporary industrial
buildings without unsightly outside storage.
3. Provide thorough site plan review of proposed projects.
3. Parcel Size
ISSUE:
GOAL:
OBJECTIVES:
What are the appropriate parcel sizes to be encouraged/allowed?
To achieve efficient parcel sizes and lot relationships.
3.1 Establish site development regulations which lead to site plan
coordination and efficient parcelization.
3.2 Encourage subdivision activity which will provide large and medium
sized building areas.
3.3 Achieve a range of parcel sizes to accommodate the mix of uses
proposed in the plan.
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POLICIES:
3.4 Provide building clusters to promote planned commercial uses and
senior housing and related "continuum of care" facilities.
1. Proposed tentative tract or parcel maps and/or conditional use permit
applications for subdivisions must be accompanied by a site plan in
order to be processed.
2. Encourage clustering of buildings on large parcels.
4. Race Track
ISSUE:
GOAL:
OBJECTIVES:
POLICY:
How can development be integrated with the race track activities?
Achieve integration of the race track and future on-site and adjacent
commercial, mixed-use, residential, and senior housing development, while
minimizing conflicts.
4.1 Achieve coordinated planning and development along the common
boundary between the race track and the commercial, mixed-use,
senior housing, and public/semi-public areas.
4.2 Retain a view corridor to the race track from Katella Avenue.
4.3 Develop Planning Area 9 with mixed-use commercial and senior
housing uses.
4.4 Develop Planning Area 5B with mixed-use commercial/ residential
permitted uses in a manner compatible with the adjacent planned uses
in Planning Area 8.
1. Coordinate and encourage development of the Specific Plan area
consistent with current and future use of the race track.
2. Encourage the design of projects along the common boundary with the
race track to include integrated multimodal access.
3. Use the landscape plan to enhance and emphasize race track identity.
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4. Space building masses within the planning areas adjacent to Planning
Area 8 so as to maintain a view corridor to the race track facility.
5. Visual Quality and Design
ISSUE:
GOAL:
OBJECTIVES:
POLICIES:
What amount and type of visual and design improvements are appropriate?
To ensure a quality appearance and "identity" for the project area with
consistent design and visual improvements.
5.1 Ensure compatible building elevations and materials.
5.2 Prohibit outside storage.
5.3 Establish unifying, contemporary landscape treatment throughout the
area.
5.4 Achieve an overall positive identity for the Specific Plan area
consistent with the high quality of the adjacent Cypress Business Park.
1. Require adherence to design guidelines in the Specific Plan area for
all development.
2. Require site plan review for each development project within the
Specific Plan area.
6. Guidance
ISSUE:
GOAL:
How can development project guidance be provided in both the short and long
terms?
To provide consistent development guidance for development phases for the
entire Specific Plan area.
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OBJECTIVES.:
6.1 Prevent future incompatibility as new development occurs.
6.2 Use design guidelines and site development standards to achieve
acceptable quality of future development.
6.3 Alleviate potential conflicts between uses.
6.4 Use the Subsequent Environmental Impact Report for the Specific
Plan area as the basis for efficient and timely processing of
development projects.
POLICY:
1. Apply policies and design guidelines (provided in this Specific Plan)
for site plan review within the Specific Plan area.
7. Public Facilities
ISSUE:
GOAL:
OBJECTIVE:
POLICIES:
What public infrastructure improvements are necessary and how can they be
financed?
To have adequate facilities for the Specific Plan area.
To provide and maintain water, sewer, drainage, other utilities and road
facilities to adequately serve the land uses which will range in intensity.
1. The developer and its successors will finance all of the infrastructure
requirements to facilitate development within the Specific Plan area.
2. The developer shall participate in an assessment district or similar
process of reimbursement which may be formed as a means of
assuring fulfillment of complete infrastructure requirements and their
perpetual maintenance within the Specific Plan area.
3. All of the infrastructure requirements will be direct developer costs as
conditions of development approval. The infrastructure improvements
shall be constructed by the developer commensurate with the phasing
plan and as determined necessary by the Director of Public Works as
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a condition of continued development of the Specific Plan area. The
payment for infrastructure requirements and their construction will be
by the developer, unless other means are provided for as approved by
the City.
4. The developer shall participate on a pro rata basis to defray the cost of
regional improvements allocated to the Cypress Business Park. The
traffic impact fee discussed in Chapter 5, Article VIII of the Cypress
Municipal Code has been established for this purpose.
C. PUBLIC FACILITIES
[No Change to this Section]
IV. CIRCULATION PLAN
A. GOALS, OBJECTIVES, AND POLICIES
/No Change to this Section]
B. SITE ACCESS
[No Change to this Section]
C. CIRCULATION CONCEPT
Circulation for the Specific Plan area has been designed to accommodate the transportation needs of
the proposed commercial and senior housing development and the existing race track. The Master
Circulation Plan is depicted on Exhibit 7.
1. Circulation Components
The key elements of the internal circulation system include two roadways which will
be shared, with the Los Alamitos Race Track, one on Katella Avenue and one on
Walker Street, and several smaller private internal driveways leading from driveways
directly to specific buildings and parking lots (see Exhibit 8 and 19). These streets
and access points will be concentrated along Katella Avenue, Walker Street, and
Cerritos Avenue.
a. Planning Area 2: Access driveways are planned in three locations, one on Cerritos
Avenue and two on Walker Street. The access point on Cerritos Avenue would
provide for the full range of traffic movements. An additional access point on
Cerritos Avenue will be subject to approval during site plan review by the Design
Review Committee. Two access points would be provided on Walker Street. The
northernmost would allow only right in and right out movements. The
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southernmost would allow full movement and would be shared with traffic
traveling to/from Planning Area 3.
b. Planning Area 3: Access driveways are planned in two locations on Walker Street,
the northernmost of which would be shared with Planning Area 2. Both of these
access points would provide for the full range oftraffic movements. The southerly
access point would be aligned with existing Executive Drive to the east.
c. Planning Area 4: An access driveway is planned at one location on Walker Street,
south of the Southern Pacific Railroad tracks. This access point would be shared
with traffic destined for Planning Area 5 and would allow for the full range of
turning movements. A traffic signal would be installed at this location.
d. Planning Area 5: Planning Area 5 is divided into two subareas: 5A and 5B. Access
is planned in seven locations including the one on Walker Street mentioned above
in conjunction with Planning Area 4. One other access point would be located on
Walker Street several hundred feet north of Katella Avenue. Only right in and
right out traffic would be permitted at this location. Subarea 5A is developed with
a Costco, with two driveways along Katella Avenue west of Walker Street. Both
driveways allow right in and right out traffic only and are unsignalized. Winners
Circle Drive is located between Subareas 5A and 5B, providing access to both
subareas. It is currently signalized and allows for a full range of traffic movement.
The existing driveway off Katella Avenue would be relocated approximately 50
feet to the east with development of subarea 5B and allow right in/right out traffic
only and would be unsignalized. The westernmost access point is aligned with
Siboney Street which is the main access to Los Alamitos Race Track and would
permit the full range of traffic movements. Siboney Street will also provide access
to subarea 5B. This intersection is currently signalized and would be shared with
traffic to/from Planning Area 6.
[The Siboney Street cross section will be updated to reflect the proposed ultimate condition, see
attachment.]
D. TRANSPORTATION SYSTEMS MANAGEMENT
[No Change to this Section]
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E. PARKING
Off-street parking will be required as set forth in Sections 2.05.050, 2.06.050, 2.07.050 and 14 of the
Zoning Ordinance, as applicable, except as otherwise provided below and in the Development
Regulations Chapter herein:
1. Planning Areas 2-6 (Mixed -Use and Business Park)
a. In computing required parking, any fraction over a whole number shall be
computed as a whole.
b. Parking shall be provided in accordance with Sections 2.06.040 and 14 of the
Cypress Zoning Ordinance, except as otherwise provided in this Specific Plan.
No more than forty (40) percent of the required parking spaces in retail
commercial areas and no more than thirty (30) percent of the required parking
spaces in business park areas, shall be designed for compact cars.
c. Parking spaces may be located in the following manner:
(1) On lot(s) with the building use served, unless a reciprocal easement agreement
for access, circulation and parking is recorded against the affected properties
(2) On contiguous lot or lots (for example, shared or reciprocal parking), provided
that 1) access is convenient, subject to review of proposed site plans by the
Design Review Committee and a Conditional Use Permit approved by the
City Council, 2) as specified in Section 14 of the Zoning Ordinance, except
as otherwise provided in this Specific Plan, and 3) providing that a legal
instrument is recorded to commit the parcel to off-street parking until the City
may release the contiguous lots.
(3) Within any parking structure and in a conveniently located manner.
V. DEVELOPMENT REGULATIONS
A. INTRODUCTION
[No Change to this Section]
B. DEFINITIONS
[No Change to this Section]
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C. LAND USE SUMMARY
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TABLE 1
PLANNING AREA LAND USE SUMMARY
Planning Building Maximum
Area Land Use Acres Sq.Ft.* Density
1 Former Golf Course 35.7
2 Mixed -Use Business Park/General
Retail Commercial 8.2 160,736 .45
3 Mixed Use Business Park 7.7 150,935 .45
4 Mixed Use Business Park 4.1 89,000 .50
5A Professional Office 20.1 712,000 .60
5B Mixed -Use Commercial * * * 13.3 473,100 .82
6 Professional Offices and
Hotel and Support Commercial 20.9 546,242 .60
7 Cottonwood Church 30.0
8 Race Track 124.7
9 Mixed -Use Commercial/Senior Housing* 33.5 875,556 .60
TOTAL 298.2 3,007,565
* Represents maximum square footage to be constructed per Planning Area.
** Senior housing in Planning Area 9 will have a maximum density of 20 du/ac.
*** Residential in Planning Area 5B will have a maximum of 251 du and a maximum gross density of 19
du/ac.
Note: (1) Planning Area building square foot allocations are based upon an overall average density for
each Planning Area.
(2) All acreages are net.
Land Use Designation
TABLE 2
GENERAL LAND USE SUMMARY
Percent of
Building Total Building Percent of
Acres S.F.. S.F.. Plan Area
Mixed Use Business Park/
General Retail Commercial 8.2 160,736 5.9% 2%
Mixed Use Business Park 11.8 239,935 8.9% 4%
Professional Office &
Hotel and Support Commercial 20.9 546,242 20.3% 7%
Mixed -Use Commercial/Residential 13.3 473,100* 15.7% 4.4%
Professional Offices 20.1 712,000 26.4% 12%
Race Track 124.7 38%
Cottonwood Church 30.0 - 10%
Mixed -Use Commercial/
Senior Housing 33.5 875,556 32.5% 11%
TOTAL 298.2 3,007,565 100% 100%
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* Residential for this land use designation will have a maximum of 251 dwelling units with a gross density of
19 du/ac.
D. GENERAL PROVISIONS
[No Change to this Section]
E. SPECIFIC PLAN SITE -WIDE DEVELOPMENT STANDARDS
1. Front Yard and Street Side Yard Setbacks
All setbacks in the Specific Plan area shall be determined as the perpendicular distance
from the existing or planned street right of way, or property line, to the foundation
point of the closest structure. In addition, the following setback requirements shall
apply:
a. The following setback requirements pertain to Planning Areas 5A and 6 only:
1) All buildings less than or equal to forty five (45) feet in height shall have a
minimum twenty-five (25) foot setback;
2) All buildings greater than forty five (45) feet in height but less than eighty five
(85) feet in height shall have a minimum one hundred (100) foot setback;
3) All buildings greater than eight five (85) feet in height shall have a minimum
two hundred (200) foot setback; and,
4) No building shall exceed ninety nine (99) feet in height.
b. The following setback requirements pertain to Planning Area 5B only:
1) Katella Avenue shall have a minimum building setback of fifteen (15) feet,
measured from right-of-way. The setback area shall be landscaped.
2) Siboney Street and Winner's Circle setbacks shall be a minimum of ten (10)
feet, measured from the property line.
3) Interior setback from Planning Area 8/Town Center Specific Plan areas shall
be a minimum five (5) feet, measured from the property line as outlined in
provision e. below.
4) No building shall exceed ninety-nine (99) feet in height.
c. Except as otherwise noted, Katella Avenue shall have a minimum front and street
side yard building setback of 25 feet. The first 20 feet of the 25 -foot building
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CN J1)
setback, shall be landscaped as per Section VII herein. Cerritos Avenue shall have
a minimum 40 -foot building setback with the first 20 feet landscaped per Section
VII herein.
d. Adjacent to Cerritos Avenue, all buildings shall have a minimum 40 -foot setback.
The first 20 feet adjacent to the street must be landscaped.
e. Along property lines that separate mixed use business park or commercial uses
there shall be a setback of five (5) feet, which may be reduced to zero (0) feet,
subject to Design Review.
f. On a major, primary, or secondary highway, or on a local street, front yard and
street side yard setbacks shall be measured from back of sidewalk. On local streets
if there is no sidewalk, front yard and street side yard setbacks shall be measured
from back of curb, otherwise, the front yard and street side yard setbacks shall be
measured from back of sidewalk.
g. The following setback requirements shall pertain to the uses described in Section
VI.H (Senior Housing), below, with respect to Planning Area 9:
1) Front: 10 feet
2) Rear: 5 feet
3) Side (interior, each): Single Story — 5 feet; Two Story — 10 feet
4) Street Side: 10 feet.
2. Waste Disposal
Refuse areas located further than 250' to access doorways to dwelling units are
prohibited, unless approved as part of a Conditional Use Permit.
3. Off Street Parking
The requirements for parking within the Specific Plan area shall conform to the
Zoning Ordinance, as applicable and as specified in more detail in Section IV.E,
above, and except as otherwise provided below.
The following parking standards shall apply to Planning Area 5B
(Commercial/Residential Mixed Use). Uses not outlined below will comply with the
requirements of the Zoning Ordinance.
a. Residential: 1.65 spaces per dwelling unit, inclusive of 0.2 spaces per unit
designated for visitor parking.
b. The minimum size of a standard parking space shall be nine (9) feet wide and
eighteen (18) feet long; and eight (8) feet wide and sixteen (16) feet long for
compact spaces, with a maximum overhang of two (2) feet over landscaped areas
if the landscaped areas are at least six (6) feet wide and deep, and two (2) feet over
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sidewalks or walkways as long as the walkway continues to provide adequate
accessible (ADA) width.
VI. LAND USES
A. INTRODUCTION
These regulations will serve as the primary mechanisms for implementation of the land uses for this
Specific Plan. The regulations set forth in this section will ensure that future development of the
Specific Plan area is planned and implemented in a manner consistent with the goals, objectives and
policies of this Specific Plan.
The regulations contained herein provide an appropriate amount of flexibility to anticipate future
needs and to achieve compatibility between land uses. Principal land use designations for this
Specific Plan shall be as follows:
o Race Track/Former Golf Course
o Mixed -Use Business Park
o Professional Office
o Hotel and Support Commercial
o General Retail Commercial
o Mixed -Use Commercial/Senior Housing
o Mixed -Use Commercial/Residential
The race track (Planning Area 8) and the portion of the southern section of the former Golf Course
currently owned by Cottonwood Church and now used for religious and educational purposes
(Planning Area 7) shall continue to have a zoning designation of PS -1A (Public and Semi -Public).
All of the land in Planning Areas 1, 2, 3, 4, 5, 6, 9 has a zoning designation of PBP-25A (Planned
Business Park).
The locations of the planning areas are shown on Exhibit 1, Land Use Plan.
[NOTE: ONLY THE NEW PLANNING AREA AMENDED AS FOLLOWS]
J. MIXED-USE COMMERCIAL/RESIDENTIAL (PLANNING AREA 5B)
1. Purpose and Intent
This land use designation is intended to accommodate the development of a variety of
commercial uses, as well as multi -family housing uses, within Planning Area 5B to
complement and augment the existing and permitted uses in the rest of the Specific
Plan area. The uses described in Sections VI.J.2 and VI.J.3, below, shall be permitted
or conditionally permitted, as applicable, subject to the site plan review procedure set
forth in Section VIII, below. The provisions of Section VI.F.7, above, shall not apply
with respect to retail uses within Planning Area 5B.
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2. Permitted Uses
458
a. All permitted uses described in Section VI.G.2 (Mixed -Use Commercial) herein.
b. Residential Uses, multifamily and typical ancillary uses (pool/spa, fitness rooms,
business centers, leasing offices).
c. Food Markets/Grocery Stores/Supermarket
3. Uses Permitted Subject to a Conditional Use Permit
The uses set forth below may be permitted subject to approval of a conditional use
permit in accordance with Section 4.19.070 of the Zoning Ordinance.
a. All uses identified in Section VI.G.3 (Mixed Use Commercial) herein.
4. Site Development Standards
a. Minimum Parcel Size: 10,000 square feet.
b. Minimum Parcel Depth: No minimum.
c. Minimum Parcel Width: 50 feet.
d. Maximum Structure Height: 99 feet.
e. Maximum Parcel Coverage: No maximum.
f. Minimum Landscape Coverage: 25% (Residential only)
Includes pedestrian walkways, drives and hardscape improvements.
g.
Common Open Space: 200 sq. ft./du (Residential only)
Common Open Space shall be devoted to landscaping, patios, enclosed club
and fitness rooms, and outdoor facilities such as recreational facilities, pools,
and areas devoted to dogs. These areas can include pedestrian walkways, drives
and hardscape improvements to support access and use of the common open
space/recreational facilities. The above listed common open space facilities
within Planning Area 5B may be counted towards credit for private open space
facilities under Article VI of the Cypress Municipal Code.
h. Private Open Space: 50 sq. ft./du (Residential only)
Private open space requirement is measured over the total number of units.
Minimum private patio/balcony of 50 sq.ft.
16
459
5. Building FAR and Site Coverage
a. The maximum floor area ratio (FAR) for the commercial component of Planning
Area 5B as a whole shall not exceed the density specified in the Land Use Plan
(Exhibit 1) and in Table 1; provided, however, that (a) the floor area devoted to
parking within a building shall not be considered in calculating the FAR for
Planning Area 5B. Maximum gross density of residential uses for Planning Area
5B as a whole is limited to 19 dwelling units per acre.
b. Site coverage, defined as the building -ground contact area divided by the total net
lot area, shall not exceed 60% if surface parking is provided and 70% with parking
structures providing all or part of the parking spaces.
6. Building Heights
Maximum building height shall not exceed 99 feet excluding any roof mounted
equipment and/or architectural details. Ultimately, building heights shall be subject
to City Design Review and the review and determination of Federal Aviation
Administration, under Part 77 of the Federal Aviation Regulations, which evaluates
development projects in the vicinity of Los Alamitos Armed Forces Reserve Center.
As a result of these reviews, the permitted building height may be reduced. No
buildings will be allowed which penetrate the imaginary surfaces pertaining to
hazards or obstructions, per FAR Part 77 and other applicable FAA standards, such
as the Terminal Instrument Procedures (TERPS). Roof top mechanical equipment
and screening shall be set back fifteen feet (15') (unless the screening is an integral
part of the facade) from an exterior building edge and shall not project above the
equipment which it is designed to shield from view.
VII. DESIGN GUIDELINES
A. ARCHITECTURAL DESIGN GUIDELINES
4. Graphics
- Building Address
- Directionals
- Company Names
- Wall art/murals subject to design review as part of a development plan
17
C. SIGNAGE
6. Vehicular and pedestrian Signage
a. Prohibited Signs
The following signs are not allowed in the Specific Plan area:
o Inflatable signs or balloons.
o Inflatable animals, symbols, etc.
o Rooftop signs.
o Signage in or on windows unless approved as part of a Conditional Use Permit.
o Signs on trailers or painted on the sides of large disabled or parked vehicles.
o Signage painted directly onto windows or exterior walls.
o Pylon signs (pole signs over 10 feet in height).
o Projecting signs unless approved as part of a Conditional Use Permit.
o Magnetic signs.
o Rotating or moving signs.
o Flashing signs with the exception of changeable copy signs subject to the approval of
a Conditional Use Permit and in compliance with all applicable provisions of the
Cypress Zoning Ordinance.
o Outdoor advertising signs.
VIII. SPECIFIC PLAN IMPLEMENTATION
[No Change to this Section]
18
SPECIFIC PLAN AMENDMENT SUMMARY
AMENDED EXHIBITS
„”. h000•
Land Use Plan — Specific Plan Amendment 19-01
4 6 2
DRAFT February 2020
NT LANE
EA, SW
\\NJ
CYPRESS BusIMEss &
PROFESSIONAL CENTER
CRY or CMOS --
1117
C s---s
75 SIBOT.EY STREET
ET 6 MEBIAN
11V ACCESS AND UT WTIES EMT.
35'
Siboney Street Section near Katella Avenue Intersection
5ETL Ai K
PRIX' BLDG WALT.
PROPERTY LINE
Scale
116' = ":.'-C'
�s -- c 5%
75' MONEY STREET
1
EX PAVEMENT
110' ACCESS ANO JTWTIES ESMT
LANDSCAPEOMLA
Siboney Street Section North of Planning Area 5B driveway
Street Cross Sections Specific Plan Amendment 19-01
Exhibit 8a