Ordinance No. 1211ORDINANCE NO. 1211
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA,
ADOPTING AMENDMENTS TO CHAPTERS I (SUMMARY), III (DEVELOPMENT
PLAN), V (DEVELOPMENT REGULATIONS), AND VI (IMPLEMENTATION) OF THE
MCDONNELL CENTER SPECIFIC PLAN TO REMOVE THE MAXIMUM PERMITTED
SQUARE FOOTAGE REQUIREMENT AND ALLOW INDUSTRIAL/WAREHOUSING
USES IN THE EASTERN PORTION OF PLANNING AREA 1
WHEREAS, the City Council of the City of Cypress has considered an application
submitted by GLC Cypress, LLC ("Applicant") for a new 191,394 square -foot (sf)
warehouse building and associated parking and landscaping at 5665 Plaza Drive in the
McDonnell Center Amended Specific Plan area (the "Project"); and
WHEREAS, the Project requires the following to be approved by the City Council:
an amendment to the McDonnell Center Amended Specific Plan (Specific Plan
Amendment No. 2024-01) and a Site Plan Review (SPR No. 2024-01); and
WHEREAS, an application was filed for approval of an amendment to the
McDonnell Center Amended Specific Plan ("Specific Plan") in accordance with the
provisions of Section 20 (Specific Plans) of Appendix I (Zoning) of the Cypress Municipal
Code to remove the maximum permitted square footage requirement and allow
industrial/warehousing uses in the eastern portion of Planning Area 1; and
WHEREAS, the City Council has reviewed the goals and objectives of the General
Plan as laid out in the City Council staff report dated November 12, 2024 and November
18, 2024, and finds that the proposed Specific Plan Amendment No. 2024-01 is consistent
with the intent of the General Plan; and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA),
an Environmental Impact Report (EIR) was prepared for the Project and released to the
public on August 12, 2024, for a 45 -day review period. All required notifications were
provided pursuant to CEQA (Public Resources Code Sections 21080.4 and 21161;
Guidelines Sections 15082 and 15085) and all comment letters were incorporated into
the Final EIR. The City Council has certified the EIR and made all required CEQA findings
under separate resolution adopted concurrently herewith; and
WHEREAS, on November 12, 2024, the City Council held a duly noticed public
hearing where the item was continued to November 18, 2024 and considered testimony
on the application; and
WHEREAS, all legal prerequisites for the adoption of this ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS,
CALIFORNIA, DOES HEREBY ORDAIN, based upon substantial evidence taken from
the administrative record and at the public hearing, AS FOLLOWS:
SECTION 1. The City Council hereby specifically finds that all the facts set forth in
the above Recitals are true and correct and are incorporated herein as findings of the City
Council.
SECTION 2. Findings. Pursuant to Section 4.20.080 of Appendix I (Zoning) of the
Cypress Municipal Code, the City Council finds, after due study and deliberation that the
following circumstances exist:
The proposed development is in conformance with the goals, policies, and
objectives of the general plan.
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The project is consistent with the following General Plan goals/policies:
LU -1: Create a well-balanced land use pattern that accommodates existing and
future needs for housing, commercial, industrial and open space/recreation uses,
while providing adequate community services to residents.
LU -2: Ensure that new development is compatible with surrounding land uses, the
circulation network, availability of public facilities, and existing development
constraints.
LU -10: Carefully regulate future development in the Business Park to ensure the
current high quality environment is maintained.
The amendment will contribute to the continued economic vitality of the Cypress
Business Park by providing additional flexibility to develop the area consistent with
current market demand. Allowing industrial and warehousing uses in the eastern
portion of Planning Area 1 is compatible with surrounding land uses, the majority
of which are light industrial. Removal of the maximum permitted square footage
requirement allows for additional flexibility without compromising the high-quality
environment within the Business Park. Other existing development standards,
including floor area ratio, lot coverage, building height, and parking serve to ensure
that development remains consistent with the General Plan and compatible with
surrounding uses.
2. 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.), 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.
The Project is a new 191,394 -square -foot warehouse building. The Environmental
Impact Report (EIR) prepared for the Project identifies the potential for significant
effects on the environment from development of the Project, all of which can be
reduced through implementation of mitigation measures to a level of insignificance.
The Project, as well as future projects in the Specific Plan Area, will be required to
adhere to all development standards, ensuring new development does not
adversely impact public health, safety, or general welfare. The Project is
compatible with other uses in the vicinity, the majority of which are warehousing
and light industrial uses.
The proposed development would:
a. Ensure quality development by encouraging greater creativity and aesthetically
pleasing designs for the individual components of the development and the
development as a whole;
b. Ensure the timely provision of essential public services and facilities consistent
with the demand for the services and facilities; and
c. 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.
The Specific Plan includes design guidelines, development regulations, and
infrastructure plans which ensure quality development and the provision of
essential public services and facilities. The amendment removes the maximum
building square footage limitation within the Specific Plan area; however, the
maximum floor area ratio requirement remains. This requirement, along with other
development standards, ensures the amendment does not impact the Specific
Plan's provisions for public services and quality development. The Specific Plan
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allows for a variety of commercial and industrial uses, consistent with the intent for
the Cypress Business Park, as outlined in the General Plan.
4. The subject site is:
a. Physically suitable for the proposed land use designation(s);
b. Physically suitable for the type and density/intensity of development being
proposed;
c. Adequate in shape and size to accommodate the proposed development; and
d. 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.
The amendment allows light industrial and warehousing uses within the eastern
portion of Planning Area 1 of the Specific Plan. This change in allowable uses is
suitable because light industrial uses are already permitted in the western portion
of Planning Area 1 and the area is bordered by other light industrial uses to the
north, east, and west. Although the amendment removes the maximum permitted
square footage requirement for the Specific Plan area, the floor area ratio
requirement remains in place, ensuring that the intensity of development is suitable
for the area and consistent with the General Plan. The site is adequate to meet all
development standards that apply to the Project. The EIR for the Project included
a traffic analysis which found that the Project will not have significant impacts on
traffic or nearby streets and intersections with the implementation of the
recommended mitigation measures and project conditions.
SECTION 3. Subsection A (Project Summary) of Chapter I (Summary) of the
McDonnell Center Specific Plan is hereby revised as follows (additions in bold underline;
deletions in e e
A. Project Summary
A specific plan was prepared for the McDonnell Center in 1982; this Specific Plan
represents an amendment to the 1982 document, superseding the 1982 document. Land
uses consist of mixed use business park/office, mixed use business park, office, and
office/commercial uses in six planning area; four planning areas are affected by this
amendment. The amended specific plan consists of the revision of the original specific
plan to include the proposed addition of 206,130 square feet of commercial uses to the
maximum of 1,554,100 square feet allowed by the 1982 Specific Plan and EIR; this would
increase the total allowable square footage to 1,760,230 square feet. Currently,
approximately 530,870 square feet of allowable uses have not yet been developed.
The square footages listed in this section and Table 1 (Land Use Summary) are a
summary of existing and planned development in the Specific Plan area at the time
the amended specific plan was adopted (1994). The square footages shall not serve
as a maximum developable area for any Planning Area or for the entire Specific
Plan. Development shall not exceed a maximum floor area ratio (FAR) of 1.0:1 to
maintain consistency with the General Plan.
This amended Specific Plan incorporates and replaces the original 1982 Specific Plan.
The following is a summary of the land uses in the amended specific plan:
TABLE 1
LAND USE SUMMARY
Land Use
Acres
Buildin Area
Industrial/Warehouse
23.94
699,653
Office
33.31
831,761
Commercial
7.42
228,816
Total (net)
64.67
1,760,230
Roads/Rights of Way
6.56
Total(gross)
71.23
1,760,230
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SECTION 4. Subsection B (Land Use Plan) of Chapter III (Development Plan) of
the McDonnell Center Specific Plan is hereby revised as follows (additions in bold
underline; deletions in =
B. Land Use Plan
The land use plan for the McDonald center amended specific plan consists of the
intensification of four planning areas adding 206,130 square feet of new development to
the 530,870 square feet of undeveloped area remaining under the approved plan (see
Exhibit 3, Land Use Plan, and Table 2, Land Use Statistics). The following summarizes
the changes from the original 1982 specific plan.
Original Specific Plan Maximum Intensity
Developed Area within original Specific Plan
Remaining Undeveloped Area under Approved Plan
1,554,100 square feet
1,023,230 square feet
530,870 square feet
Amendment to Specific Plan (net increase) 206,130 square feet
Total to be Developed 737,000 square feet
Ultimate Total in Specific Plan Area 1,760,230 square feet
The square footages listed in this section and Table 2 (Land Use Statistics) are a
summary of existing and planned development in the Specific Plan area at the time
the amended specific plan was adopted (1994). The square footages shall not serve
as a maximum developable area for any Planning Area or for the entire Specific
Plan. Development shall not exceed a maximum floor area ratio (FAR) of 1.0:1 to
maintain consistency with the General Plan.
Planning areas which are to be developed under the amendment comprise a total of
737,000 square feet and include the following land uses:
Area 1, Industrial/Warehouse: Planning Area 1 is located in the northwestern corner of
the site on Walker Street. The eastern portion of this area has been developed as office
use; the western portion is proposed for use as a 210,000 square -foot industrial/
warehouse use. The area will take access through secondary access driveways on
Walker Street to the west.
Area 4, Commercial: Planning Area 4 is located on the southeast corner of the Center
at the intersection of Valley View Street and Katella Avenue. The site to be developed is
sandwiched between two existing commercial uses in Planning Area 4: the Ramada Inn
to the west, and the El Torito Restaurant to the east. The site is intended for use as a
9,000 square foot restaurant although other commercial uses which support the
businesses of the Center are permitted. Access to the site will be through a driveway
connection with Plaza Drive and a secondary access driveway on Katella Avenue.
Area 5, Office: Planning Area 5 is located in the south central portion of the project area,
fronting on Katella Avenue. The eastern portion of the Planning Area has been developed
as an office use with a parking lot in the area proposed for additional office use. The
proposed development of the site would consist of construction of a 150,000 square foot,
six story office building and a parking structure to provide parking for the existing use and
the new building. Access will be through a secondary access driveway on McDonnell
Drive and through internal connections with the existing use.
Area 6, Office/Commercial: Planning Area 6 is located on the southwestern corner of
the project area at the intersection of Katella Avenue and Walker Street. The site is
currently vacant. The planning area is planned for 368,000 square feet of office uses with
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supporting commercial retail uses. This area includes a 10,000 square -foot childcare
facility for the employees of the businesses within the planning area. The design intent of
the planning area is the creation of a campus style office development, utilizing several
office and commercial buildings designed as an integrated whole. This may include the
development of a central plaza space to link the buildings (see the conceptual design
concept in Exhibit 8, Conceptual Site Plan for a possible design scenario). A parking
structure will accommodate the parking needs for the Planning Area uses. Access will be
through Douglas Drive and secondary driveways on KateIla Avenue and Walker Street.
SECTION 5. Subsection C.4 of Chapter V (Development Regulations) of the
McDonnell Center Amended Specific Plan is hereby revised as follows (additions in bold
underline; deletions in
" •
):
4. IndustriaINVarehouse: Planning Areas 1 and 2, as identified on the Land Use Plan
Intent: This use is intended for arehousing and associated light industrial uses within
Planning Areas 1 and 2 of the Specific
Plan.
SECTION 6. Subsection C.4 of Chapter VI (Implementation) of the McDonnell
Center Specific Plan is hereby revised as follows (additions in bold underline; deletions
in
t • •
4. Minor Development Standards Adjustments
The purpose of a Minor Specific Plan Development Standard Adjustment procedure is to
provide a simplified means of considering minor deviations from certain development
standards set forth in the Specific Plan which are not detrimental to the public health,
safety, or welfare. Any person, firm, corporation or other entity may apply in writing to the
Planning Director for a minor development standard determination in the provisions
contained in this Specific Plan. Applications for minor adjustments shall be limited to any
of the following:
A reduction in lot, yard or building area requirements by not more than ten percent
(10%) of that otherwise specified in this Specific Plan.
A reduction in parking requirements by not more than ten percent (10%).
A minor modification to Architectural or Landscape Architecture Guidelines
contained in Section IV or the Landscape Standards in Section V.
The decision of the Planning Director may be appealed to the City Council in accordance
with Section 18.5 of the Municipal Code.
SECTION 7. The map in Exhibit 3 (Land Use Plan) of the McDonnell Center
Specific Plan is hereby replaced with the map included as Attachment A of this ordinance.
SECTION 8. Severability. Should any provision of this Ordinance, or its application
to any person or circumstance, be determined by a court of competent jurisdiction to be
unlawful, unenforceable or otherwise void, that determination shall have no effect on any
other provision of this Ordinance or the application of this Ordinance to any other person
or circumstance and, to that end, the provisions hereof are severable. The City Council
of the City of Cypress declares that it would have adopted all the provisions of this
Ordinance that remain valid if any provisions of this Ordinance are declared invalid.
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SECTION 9. Effective date. This Ordinance shall become effective thirty (30) days
from its adoption.
SECTION 10. Certification. The Mayor shall sign and the City Clerk shall certify to
the passage and adoption of this Ordinance and shall cause the same to be published
and posted pursuant to the provisions of law in that regard.
PASSED, APPROVED and ADOPTED by the City Council of the City of Cypress
at a regular meeting held on the 9th day of December, 2024.
MAYOR OF THE CITY OF CYPRESS
ATTEST:
CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY
that the foregoing Ordinance was duly adopted at a regular meeting of the said City
Council held on the 9th day of December, 2024, by the following roll call vote:
AYES: 4 COUNCIL MEMBERS: Burke, Mallari, Peat and Minikus
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 1 COUNCIL MEMBERS: Marquez
CITY CLERK OF THE CITY OF CYPRESS
WALKER
VA :v STREET
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