Ordinance No. 1213214
ORDINANCE NO. 1213
AN ORDINANCE OF THE PEOPLE OF THE CITY OF CYPRESS,
CALIFORNIA, TO REPEAL THE CYPRESS TOWN CENTER AND COMMONS
SPECIFIC PLAN 2.0 AND ADOPT THE CYPRESS TOWN CENTER AND
COMMONS SPECIFIC PLAN 3.0 TO MEET THE CITY OF CYPRESS'S
REGIONAL HOUSING NEEDS ALLOCATION
WHEREAS, by Resolution No. 6984, the City Council ("City Council") of the City of
Cypress ("City") approved submission to the voters at the General Municipal Election
scheduled for November 5, 2024, a question authorizing the repeal of the Cypress Town
Center and Commons Specific Plan 2.0 ("CTCC") and adopt the Cypress Town Center and
Commons Specific Plan 3.0 ("Amended CTCC") in compliance with Measure A, as described
below;
WHEREAS, California State Housing Element Law (California Government Code
Article 10.6 and Section 65588) establishes the requirements for the Housing Element and
requires each local government in the State to adopt a Housing Element and review and
revise it no less than once every eight years;
WHEREAS, the 6th Cycle Housing Element for the 2021-2029 planning period must
accommodate the City's allocated share of the State's Regional Housing Needs Assessment
("RHNA"), the methodology for determining future housing need, by income category, within
the State and is based on growth in population, households, and employment;
WHEREAS, on June 27, 2022, the City Council of the City approved the 2021-2029
Housing Element, which includes a State -mandated sites inventory that assigns zoning to
facilitate the addition of 3,936 housing units in the City of Cypress over the next 8 years
pursuant to the City's RHNA obligation, which City Council -approved Housing Element
allocates Cypress' RHNA between the Lincoln Avenue Specific Plan and the CTCC;
WHEREAS, specifically, the City Council -approved Housing Element proposes to
amend the CTCC to add 676 additional housing units at the south end of Los Alamitos Race
Course instead of adding 736 housing units on Lincoln Avenue via the Amended CTCC;
WHEREAS, the Housing Element works in tandem with development policies
contained in the Land Use Element of the City's General Plan, which Land Use Element
establishes the location, type, intensity, and distribution of land uses throughout the City,
and defines the land use build -out potential;
WHEREAS, on June 5, 2018, the voters of the City of Cypress approved an initiative
titled "Measure A", known as the "Cypress Town Center and Commons 2.0 Initiative"
establishing the CTCC and amending the Cypress General Plan, the Cypress Zoning
Ordinance and Zoning Map and the Amended and Restated Cypress Business &
Professional Center Specific Plan;
WHEREAS, Measure A requires voter approval of any amendment of the CTCC, the
Zoning Map or the Zoning Ordinance of the City of Cypress that would permit any land use
other than those permitted in Measure A and any related amendment of the General Plan;
WHEREAS, the City Council is authorized and directed by statute to submit to the
voters the ballot measure to secure repeal of the CTCC approval of the Amended CTCC
attached hereto as Exhibit "A" (available at the Cypress Planning/Community Development
Department and at: https:// .cypressca.org/departments/community-
development/housing-element-implementation-ballot-measure) in compliance with Measure
A, which the City Council directed for the voters to consider the same at the General
Municipal Election to be held on November 5, 2024;
WHEREAS, in accordance with the provisions of the California Environmental Quality
Act ("CEQA"), the City Council approved Resolution No. 6983 certifying the Housing
Element Implementation Program Environmental Impact Report, approving the Findings of
215
Fact, the Mitigation Monitoring and Reporting Program and adopting a Statement of
Overriding Considerations; and
WHEREAS, Section 9222 of the California Elections Code authorizes the City Council
of the City of Cypress to submit to the voters of the City of Cypress, without a petition
therefor, a proposition to enact any ordinance to be voted upon at any succeeding regular
or special election, and if the proposition submitted receives a majority of the votes cast on
it at the election, the ordinance shall be enacted accordingly.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS,
CALIFORNIA, DOES HEREBY RESOLVE, DECLARE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1. Pursuant to the laws of the State of California relating to elections, the
City Council called and ordered to be held a General Municipal Election in the City of
Cypress, California, on Tuesday, November 5, 2024, for the purpose of submitting to the
City's qualified voters this Ordinance the repeal of the Cypress Town Center and Commons
Specific Plan 2.0 ("CTCC") and adoption of the Cypress Town Center and Commons
Specific Plan 3.0 ("Amended CTCC").
Section 2. The provisions of the California Environmental Quality Act ("CEQA") have
been complied with, and, pursuant to its Resolution No. 6983, the City Council has certified
an Environmental Impact Report (SCH# 2023040560) analyzing the environmental impacts
associated with update to the City's General Plan, Lincoln Avenue Specific Plan, the
Cypress Town Center and Commons Specific Plan 2.0, the 2012 Cypress Business and
Professional Center Specific Plan, and the Zoning Ordinance, approved the Findings of Fact
and the Mitigation Monitoring and Reporting Program and adopted a Statement of Overriding
Considerations.
Section 3. If a majority of the voters of the City of Cypress voting at the General
Municipal Election on Tuesday, November 5, 2024, vote in favor of this Ordinance, then this
Ordinance repealing the CTCC and adopting the Amended CTCC attached hereto as Exhibit
"A" (available at the Cypress Planning/Community Development Department and at:
https://www.cypressca.org/departments/conimunity-development/housing-element-
implementation-ballot-measure) shall become a valid and binding ordinance of the City of
Cypress, and shall be considered as adopted upon the date that the vote is declared by the
City Council of the City of Cypress, and this Ordinance shall go into effect ten (10) days after
that date, pursuant to Elections Code Section 9217.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such
determination shall not affect the validity of the remaining portions of this Ordinance. The
People of the City of Cypress declare that they would have enacted this Ordinance and each
section, subsection, sentence, clause or phrase hereof irrespective of any determination of
invalidity.
Section 5. The Mayor shall sign this Ordinance and the City Clerk shall attest and
certify to the approval thereof and cause same to be published or posted pursuant to law.
APPROVED BY THE VOTERS OF THE CITY OF CYPRESS AT THE ELECTION
HELD ON NOVEMBER 5, 2024.
MAYOR OF THE CITY OF CYPRESS
ATTEST:
CITY CLERK OF THE CITY OF CYPRESS
26
EXHIBIT "A"
Cypress Town Center and Commons Specific Plan 3.0
[see attached]
217
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 Table of Contents
/ INTRODUCTION ......................................................................................................................... T'1
1.1 [)w�r��vvQmdVbk�n----------------------------------------l'|
1.2 Location and Surrounding Environment 1-6
2 DEVELOPMENT PLAN --.----,...--~,,..,,.,------'.------,---,,,,,.~..,,,,_---------------'2-1
2.1 LQn�U�8P|OO�ndO�1h�i�------------------------------------'2'l
22 C��u|��JnPk]n-------------------------------------------2'7
2.3 VYo���Pk�n---------------------------------------------2-l0
2.4 VVos|�vvO1�vP|�n-----------------------------------------.�2'lO
2.5 Dnzino��PkJn-------------------------------------------2-ll
27 3o��VY�st8--------------------------------------------'2-l4
2.8 N��un�|{�osondEkSCthCUv------------------------------------2'l4
3 DEVELOPMENT STANDARDS --'..-_'-.-,..,..,,,.,..-,....,,-.--,-------.-,-----..--.--.,.... 3-1
3.1 Pu,pO��Ond|n��nt-----------------------------------------3-1
3.2 Residential District Development Standards ---------------------------3'l
3.3 Mixed -Use (Town CenterHDR)District Development Standards ---------------'3-7
3.4 Senior Housing/Medium-Density Residenfial District Development Standards .......................3-1 1
3.5 Mixed -Use (Town Cenfer/MDR) District Development 3-16
3.6 Medium -Density Residential District Development Standards .................................................. 3-l8
3.7 Public Park District Development Standards --------------------------.3-l9
3.8 Pu�hCP�/k(]v�rk�y----------------------------------------�-20
39 Tr����pk]C�rn�n�----------------_-----------------------'3-2l
3.10 Building Height 3'21
4 SUSTAINABLE 4-1
4.1 |n�Odm���n---------------------------------------------4-�
4.2 3forn`VYo�erk�onogernent------------------------------------�4-1
4.3 LOn��Cnping--------------------------------------------�4-1
4.4 �ui|�iDgk4O�erOb------------------------------------------4-1
4.5 |nUV[xA�{�uO|dv------------------------------------------4-1
46 |k�h�n�-----------------------------------------------.�4'2
47 DuikjhlgEnw�kzp�-----------------------------------------.�4'2
4.8 VV�t�r(�OnS�n/�hOn----------------------------------------�4'2
4.9 �n�r0yCOns�rvo��n----------------------------------------4'2
4.10 Heating, Ventilation and Air Conditioning ----------------------------4-3
5 IMPLEMENTATION 5-1
5.1 Autho/�von�3cop�----------------------------------------5'|
5.2 Puqonse��th�3p�C�CP|�n------------------------------------5'l
5.3 Relafionship of this Specific PIan to the Existing Specific 5-1
5.4 Reafionship of the Specific PIan to the General Plan ---------------------'5-1
5.5 California Environmental Quality Act Compliance -----------------------.5'2
5.6 Arn8n�rn�nbon�Adio��nl�nts----------------------------------5-2
5.7 A�n�nb1n���n-------------------------------------------'5-4
5.8 8��P|�n��v��vv------------------------------------------..5-4
5.9 3�ven]bU�v---------------------------------------------�5'6
5.10 Ph��nQ-----------------------------------------------'��6
5.11 �nOnCklg----------------------------------------------�5-7
6 GENERAL PLAN CONFORMANCE ANALYSIS .......................................................................... 6-1
6.1 Relationship OfSpecific Plan hJGeneral P|on--------------------------.6'l
6.2 General Plan Conformance Analysis -------------------------------6-1
219
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 List of Figures
INTRODUCTION
2 DEVELOPMENT PLAN
Figure 2- 2: Residential Subdistricts 2-6
Figure 2- 3: Backbone Circulation 2-8
DEVELOPMENT STANDARDS
(No Figures)
4 SUSTAINABLE GUIDELINES
(No Figures)
IMPLEMENTATION
Figure 5- 1: Conceptual Phasing Plan 8
6 GENERAL PLAN CONFORMANCE ANALYSIS
(No Figures)
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 List of Tables
1 INTRODUCTION
(No Tables)
2 DEVELOPMENT PLAN
Table 2- 1: Land Use Plan Summary Table ........................................................................................ 2
DEVELOPMENT STANDARDS
Table 3- 1: Residential Development 4
4 SUSTAINABLE GUIDELINES
(No Tables)
IMPLEMENTATION
(No Tables)
6 GENERAL PLAN CONFORMANCE ANALYSIS
(No Tables)
220
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 1. Introduction
1 INTRODUCTION
1.1 Overview and Vision
The Cypress Town Center and Commons Specific Plan 3.0 (Specific Plan) establishes a
comprehensive master plan and regulatory framework for the use and development of
approximately 151.4 acres of land in the City of Cypress (City), California (Specific Plan Area).
The Specific Plan Area is generally bounded by Cerritos Avenue to the north, KateIla Avenue
to the south, and Lexington Drive to the west, as depicted in Figures 1-1, Regional Map, and
1-2, Vicinity Map.
This Specific Plan divides the Specific Plan Area into six land use districts that will govern the
design and development of a mixed-use, sustainable community. One of the primary features
of the plan is two town center/mixed-use districts, which are intended to be the City's "main
street" and a gathering place for the community, and will include a vibrant mix of
entertainment, retail, restaurant, commercial and residential uses. The creation of the town
center will enable future residents to live within walking distance of stores, restaurants, and
recreational areas, while visitors will be able to walk and shop along the concourses and enjoy
an assortment of public plazas. The two districts are located in the eastern and southern
portions of the Specific Plan Area. The mixed-use (town center/HDR) district permits higher -
density residential use, while the mixed-use (town center/MDR) district permits medium -density
residential use, as well as age -restricted housing (with a qualified occupant of 55 or older).
Another critical component of this Specific Plan is 20 acres of public park space that will be
spread throughout the Specific Plan Area. Two public parks, one 10.2 acres and the other 8
acres, will be located within the public park district, adjacent to Cerritos Avenue. An
additional two acres of public park space will be provided within the mixed-use (town
center/HDR) district and/or one of the other districts and may be integrated with one or both
of the other public parks or be a separate public park. This brings the total amount of public
park space to a minimum of 20 acres, which will provide substantial recreational opportunities
for both existing and future residents of Cypress. These public parks will provide ample space
for recreation and gatherings and could potentially include some combination of playing
fields, sports courts, walking trails, picnic areas and restroom facilities.
The residential district is intended to accommodate a variety of residential opportunities and
lifestyles. Residential units adjacent to Cerritos Avenue will generally match the densities of the
existing neighborhood north of Cerritos Avenue. Further south, smaller -lot, single-family homes
are permitted, as well as single-family attached units, including townhomes and
condominiums. Trails and greenways are envisioned to connect the neighborhoods and
provide pedestrian and bike routes to the public parks and town center.
The senior housing/medium-density residential district allows age -restricted housing (with a
qualified occupant of 55 or older), as well as multi -family housing, at a variety of densities. This
district provides an opportunity to extend the senior housing use that was developed as part of
the nearby Barton Place project (now known as Ovation at Flora Park).
This Specific Plan provides a regulatory framework that ensures the ultimate development of
each land use district that is consistent with the overall vision of the Specific Plan.
1-1
221
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CYPRESS TOWN CENTER AND COMMONS
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CYPRESS TOWN CENTER AND COMMONS
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223
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 1. Introduction
1.1.1 Historical Use and Development of Specific Plan Area
In 1946, Frank Vessels, Sr, acquired approximately 300 acres of land in what is now part of the
City of Cypress (City) for the purpose of establishing a quarter horse ranch. Non -betting horse
races at the Los Alamitos Race Course (Race Course) commenced in 1947 and continued
until 1951, when the first pari-mutuel horse racing began. The present grandstand was built in
1960 and, when the State of California legalized quarter horse racing in 1968, the Race Course
grew to become the premier quarter horse track in the United States. The former, adjoining
Cypress Golf Club (Golf Course) was constructed in 1961 and permanently closed in 2004.
Hollywood Park Realty Enterprises, Inc. purchased the Race Course and the Golf Course in
1984 from Millie Vessels. Subsequently, it approached the City concerning the redevelopment
potential of the Golf Course and underutilized portions of the Race Course property.
Following Hollywood Park Realty's proposal, the City directed the preparation of a specific
plan (which was titled Cypress Plaza Specific Plan) for the entire Race Course and Golf Course
properties to ensure that the property would be redeveloped in a manner that was
compatible with the surrounding community.
On November 3, 1987, the voters of the City of Cypress approved an initiative titled "Measure
D", which was codified in Sections 5.28 and 5.28.090 of the Cypress Zoning Ordinance (Zoning
Ordinance). This initiative requires voter approval of (1) any amendment of the PS (Public and
Semi -Public) Zone of the Zoning Map or the Zoning Ordinance of the City of Cypress that
would permit any land use other than those permitted in the PS Zone on the date of the
enactment of this measure and (2) any related amendment of the General Plan.
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 the Race Course and Golf Course properties. 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 (which included all of Planning Areas 2,
3, 4, 5 and 6 in the Land Use Plan in the Original Specific Plan), consistent with the previously -
adopted Original Specific Plan. 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 Golf
Course.
1.1.2 The 2016 Initiative and Response to Resident Concerns
In 2016, an initiative, titled "Measure GG" and referred to as the Cypress Town Center and
Commons Initiative, was placed on the ballot. This initiative included the approval of a new
Cypress Town Center and Commons Specific Plan (2016 Specific Plan) that covered a portion
of the land governed by the Existing Specific Plan, primarily including the Race Course and the
northern portion of the former Golf Course. This initiative was narrowly disapproved by City of
Cypress voters in November 2016.
1-4
224
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 1. Introduction
That proposed Specific Plan was thereafter modified to respond to concerns raised by
residents in 2016. Set forth below is a description of those concerns and how they were
addressed in this modified Specific Plan, which is titled Cypress Town Center and Commons
Specific Plan 2.0 (2018 Specific Plan):
In the 2016 Specific Plan, the entire public park was located on Race Course property,
which meant that the public park could not be developed for use by Cypress residents
until after closure of the Race Course, which would not occur for several years.
- The public park space has been divided into multiple parcels, one of which
include 9 acres of the public park district that is located at the southeast corner of
Cerritos Avenue and Lexington Drive. This parcel is located on a portion of the
former Golf Course and can be developed with a public park prior to the closure
of the Race Course. The total acreage of the public parks remains 20 acres.
• The 2016 Specific Plan allowed the Director of Community Development to approve uses in
each district that were "similar' to the listed permitted and conditionally permitted uses.
- That provision has been removed with respect to all districts, except for the town
center district and the town center uses in each of the mixed-use districts.
• The land use plan in the 2016 Specific Plan included a mixed-use (town center/medium-
density residential) district adjacent to Cerritos Avenue that allowed a maximum height of
99 feet for town center structures.
- The districts established in this Specific Plan that border Cerritos Avenue do not
allow town center uses and the maximum height of structures in those districts is 35
feet.
• The 2016 Specific Plan permitted a maximum structure height of 99 feet in the town center
district.
- The maximum height of structures in the town center district and town center
structures in each of the mixed-use districts has been reduced to 75 feet.
• The 2016 Specific Plan included an adjustment procedure pursuant to which the Director of
Community Development could increase the height of structures by not more than 10% of
the otherwise maximum height.
- That provision has been removed with respect to structures within the residential
and town center districts and town center structures in each of the mixed-use
districts.
• The 2016 Specific Plan allowed "government enterprises (local, State or federal)" in the
residential district.
- That use has been eliminated in the residential district and is not allowed in the
new senior housing/medium-density residential district.
• The 2016 Specific Plan only permitted a maximum of 1.7 acres of senior housing.
- This Specific Plan allows up to 39.1 acres of senior housing.
225
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 1. Introduction
1.1.3 2018 Initiative and Subsequent Development
In accordance with "Measure D", on June 5, 2018, the voters of the City of Cypress approved
the 2018 Specific Plan titled "Measure A" and referred to as the "Cypress Town Center and
Commons 2.0 Initiative". 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, the owner of the land on which the former Golf Course was located donated to
the City nine acres of land 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 seven acres of the land within the designated Town Center
District in the 2018 Specific Plan (and which is part of the Mixed -Use (Town Center/MDR) District
in this Specific Plan).
1.1.4 Green and Healthy Lifestyle
This Specific Plan places a strong emphasis on wellness in that active recreation opportunities
are integrated into the land use districts. A trail system is envisioned within the residential and
public park districts affording residents and visitors opportunities to walk, jog, run, bike for
exercise or simply for casual enjoyment, and will provide convenient access to the public
parks, theaters, shopping, dining, and workplaces. The proximity and connectivity of the
planned residential neighborhoods to the town center and public parks will enable residents
to leave their cars at home more often.
This Specific Plan promotes good health through the inclusion of sustainable design guidelines
and alternatives to improve air quality and reduce pollutant emissions. It also promotes
landscaping to enhance the Specific Plan Area, along with "green" infrastructure to improve
water quality for existing and new residents.
1.2 Location and Surrounding Environment
Until early 1987, the entire Specific Plan Area was operated as a race track and a golf course.
The Race Course will continue operating for a period of time, but development within the
mixed-use (town center/HDR) district established by this Specific Plan can occur while the
Race Course remains in operation. The Golf Course permanently closed in 2004, so that a
portion of the Golf Course property, which includes the western public park district at the
southwest corner of Cerritos Avenue and Lexington Drive and portions of the senior
housing/medium-density residential district and the residential district, can be developed while
the Race Course remains in operation.
Following the adoption of the Original Specific Plan, portions of the Original Specific Plan area
were developed with a variety of commercial uses, including big -box retail, a hotel, retail
centers, offices, restaurants and two churches. In addition, the City of Cypress acquired
approximately 13.3 acres of the property adjacent to Katella Avenue (City Parcel), which it
subsequently sold for the development of a mixed-use project that has been completed.
Most recently, in October 2015, following the voter approval of the 2012 Specific Plan, the
Cypress City Council certified a final environmental impact report and approved the
entitlements for the Barton Place project (now known as Ovation at Flora Park), pursuant to
which a mixed-use project consisting of senior housing and a commercial/retail center was
developed within Planning Area 9 and a portion of Planning Area 6 in the 2012 Specific Plan
area.
226
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 1. Introduction
The Specific Plan Area is adjacent to the City of Los Alamitos boundary on the west and south.
All of the Specific Plan Area is located within the City of Cypress. It includes all of the land
within the 2018 Specific Plan Area other than approximately three acres of land owned by
Seacoast Grace Church.
The area surrounding the Specific Plan Area includes a variety of land uses. Land uses south of
KateIla Avenue are located in the City of Los Alamitos and include commercial, office, and
single-family residential uses. Land uses west of Lexington Drive are located in the City of Los
Alamitos and include business park. Land uses north of Cerritos Avenue, which are located in
the City of Cypress, are primarily residential with some retail commercial. Adjacent to the
Specific Plan Area within the original 300 -acre Race Course property are Cottonwood and
Seacoast Grace Churches, business parks, retail commercial uses, a hotel, the former City
Parcel and the recently approved Barton Place project (now known as Ovation at Flora Park),
a senior housing and related uses. The Joint Forces Training Base, Los Alamitos, is located
approximately one-quarter mile south of the Specific Plan Area.
1 -7
227
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
2 DEVELOPMENT PLAN
The Section establishes and describes the land use districts within the Specific Plan Area and
provides a blueprint for the infrastructure necessary for the implementation of this Specific
Plan.
2.1 Land Use Plan and Districts
This Specific Plan establishes six Land Use Districts within the 151.4 -acre Specific Plan Area, as
shown on Figure 2-1, Land Use Plan, below. The centerpiece of the land use plan is the
Mixed -Use (Town Center/HDR) and Mixed -Use (Town Center/MDR) Districts located in the
eastern and southern portions of the Specific Plan Area and will allow a vibrant mix of retail,
entertainment, restaurant, hotel, residential and other urban uses that will serve as a gathering
place and "main street" for the community. The Mixed -Use (Town Center/HDR) District permits
higher -density residential use with a maximum density of 30 dwelling units/gross acre, while the
Mixed -Use (Town Center/MDR) District permits medium -density residential use with a maximum
density of 15 dwelling units/gross acre, as well as age -restricted housing (with a qualified
occupant of 55 or older) in a portion of that district.
The land use plan also includes a Public Park District that sets aside 18.2 acres of land
exclusively for two public parks, which will be large enough to provide a variety of passive and
active recreational uses. The park amenities will be easily accessible to Cypress residents and
future visitors and residents of the Specific Plan Area. As discussed below, an additional 2
acres of public park will be, or have been, provided in one or more of the other Land Use
Districts, for a total of approximately 20 acres of public parks.
The north -central portion of the Specific Plan Area has been designated as a Residential
District, which is reserved for residential uses with a variety of housing opportunities to address
a cross-section of housing needs in the community, primarily single-family homes, both
detached and attached. Greenways and trails will connect the neighborhoods to the town
center and the parks in the Public Park District to allow for easy pedestrian and bicycle access
to these destinations.
The western portion of the Specific Plan area adjacent to the western Public Park District has
been designated as a Senior Housing/Medium-Density Residential District, which is reserved for
senior housing and/or medium -density residential uses. The senior housing will be age -
restricted and related uses, such as assisted living facilities, are permitted. Medium -density
residential uses (which are not age -restricted) are also permitted.
These Land Use Districts and the location, distribution and extent and intensity of essential
facilities to be located within and support the Specific Plan Area are described in more detail
below and summarized in Table 2-1, below.
2-1
228
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
Table 2- 1: Land Use Plan Summary Table
Land Use District
Area
(Acres)
FAR(1)
Residential Units
Potential
Development
Capacity (sq. ft.)
Public Park
18.2(2)
N/A
N/A
N/A
Mixed -Use (Town
Center/HDR)
24.1
0.6:1
1,926 (aggregate
total for Residential,
Senior
Housing/Medium-
Density Residential,
Medium -Density
Residential and
Mixed -Use Districts)
629,878
248,292
Mixed -Use (Town
Center/MDR)
9.5
0.6:1
N/A
Residential
46.2
N/A
N/A
Senior Housing/Medium-
Density Residential
23.1
N/A
Medium -Density Residential
20.7 0.6:1
Roads
9.6 N/A
N/A
N/A
Total:
151.4
1,926(3)
879,170
Note:
(1) This development restriction on floor area ratio (FAR) does not apply to residential
development or the residential component of a mixed-use development. The maximum
IFAR) allowed on any development parcel is 1.0:1.
(2) The minimum amount of public park space within the Specific Plan Area shall be 20
acres. In addition to the 18.2 acres of public park space within the Public Park District, a
2 -acre public park has been designated as a land use overlay within the Mixed -Use
(Town Center/HDR) District, provided that this additional required public park space may
be located a in an Land Use District or multi le Land Use Districts and b ad'acent to 1
one or both of the Public Park Districts in order to increase the size of the public parks
that will be developed there.
(3) The aggregate total of 1,926 residential units includes the 135 residential units previously
developed as the Melia Project. Therefore, an additional 1,791 residential units are
allowed in these districts that permit residential uses.
Q)
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SPECIFIC PLAN 3.0
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
2.1.1 Mixed -Use (Town Center/HDR) District
The Mixed -Use (Town Center/HDR) District is a flexible land use district that includes
approximately 24.1 acres of land and permits a mixture of retail and entertainment uses, as
well as hotel, multi -family residential uses and commercial uses, to create a 'main street and
gathering place for the community and provide additional housing for the communify with a
maximum density of 30 dwelling units/acre. Specific uses envisioned for the town center
porfion of the district include restaurants, movie theaters and boufique stores designed within
o pedestrian -friendly environment.
2.1.2 Mixed -Use (Town Center/MDR) District
The Mixed -Use (Town Center/MDR) District includes approximately 9.5 acres of land and
permits a mixture of retail and entertainment uses, as well as hotel, multi -family residential uses
ondcommercim|uses'tOoreoteo^moinstnaef'ondguthehngp|oceforthecmmnnunityond
provide additional housing for the community with a maximum density of 15 dwelling
units/acre. Specific uses envisioned for the town center portion of fhe district include
restaurants, movie theaters and boutique stores designed within a pedestrian -friendly
environment.
2.1.3 Public Park District
The Public Park District includes apinnOtek/l8{xcrescfhand|OCOtediOtwYJparCelsinthe
northern portion of fhe Specific PIan Area. As described in Chapter 3, the only uses permitted
in the Public Park District are public parks and related and supporting improvements, facilities
and roadways.
It is anticipated that these public parks will provideonecafonnyCr8otiOO'go#l8hngsOnd
reflection for Cypress residents. The park amenities could potentially include some
combination of plaingfie|ds'spOrtsCOorts'tO#Ob'wa|kjnghOi|s'piCniCan3OSandre5tr0Dm
facilities.
The western Public Park District includes approximately 10 acres of land and is located at the
southeastern corner of Cerritos Avenue and Lexington Drive, adjacent to the Senior
Housing/Medium-Density Residential District. If has recently been developed as Lexington Park
(other than approximately 1.2 acres in the southwestern corner of the western Public Park
District on which a maintenance yard for the Race Course is currently operated). The central
PubIic Park Disfricf is approximately 8 acres in size and is Iocated at the Cerritos
Avenue/Moody Street intersection, adjacent to the Residential District, a convenient location
for existing residents north of Cerritos Avenue and future residents of the Residential District.
The Specific Plan Area will include a minimum of 20 acres of public park space. In addition to
two Public Park District parcels, which include 18.2 acres of land, a 2 -acre public park overlay
wos designated within a portion of the Mixed -Use (Town Center/HDR) District, provided that
this additional public park space may be located in any Land Use District(s) and may be
located adjacent to one or both of the Public Park Districts in order to increase the size of the
public parks that will be developed there. The precise Iocation(s) of these 2 additional acres
of public park will be determined based on the development p'ectspn}pOsedinthe
Specific PIan Area. Parks will be a permitted land use in all of the Land Use Districts.
2.1.4 Residential District
The Residential District includes apimately 46.2 acres of land and is intended to
accommodate a variety of single-family residential opportunities. In addifion to the residential
units, trails and greenways are envisioned to connect the neighborhoods and provide
pedestrian and bike routes to the cenfrol public park and town center. The Residential District
is divided into two subdistricts, which are depicted on Figure 2-2, Residential Subdistricts.
2-4��
���
231
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
1. Single -Family Detached Subdistrict
The Single -Family Detached Subdistrict is approximately 19.0 acres in size and allows the
development of single-family homes in the area located just south of Cerritos Avenue. A
mixture of lot sizes is permitted to respond to a variety of residential needs. The
residential lots located within 100 feet of Cerritos Avenue will have a minimum lot size of
6,000 square feet.
2. Single -Family Attached Subdistrict
The Single -Family Attached Subdistrict is an approximate 27.2 -acre parcel and permits
the development of attached residential housing to accommodate a variety of
lifestyles, as well as related recreational and open space amenities. The types of
permitted residential units include townhomes, compact residential lots and other
attached homes.
2.1.5 Senior Housing/Medium-Density Residential District
The Senior Housing/Medium-Density Residential District is approximately 23.1 acres in size and is
located adjacent to the western Public Park District. This District provides an opportunity to
extend the senior housing use that was approved as part of the Barton Place project (now
known as Ovation at Flora Park), which has been developed at the northeast corner of KateIla
Avenue and Enterprise Drive. If developed as senior housing, residential uses could include
single-family detached and/or attached units, as well as condominiums, and for -sale and
rental multi -family units. The District also permits medium -density residential uses, including
attached homes, condominiums, and for -sale and rental multi -family units.
2.1.6 Medium -Density Residential District
The Medium -Density Residential District is a flexible land use district of approximately 20.7 acres
in size that allows medium -density residential uses. It is anticipated that no development will
occur within the Mixed -Use (Town Center/MDR) District until the Race Course ceases
operation.
2-5
232
Residentia
CYPRESS TOWN CENTER AND COMMONS
II ® FU
600 May 202
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233
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
2.2 Circulation Plan
Primary access to the Specific Plan Area will be from KateIla Avenue, which is designated as a
Major Arterial in the Circulation Element of the General Plan, Cerritos Avenue, which is
designated as a Primary Arterial in the Circulation Element, and the extension of Vessels Circle.
Additional access to the site will be provided from Lexington Drive and Enterprise Drive.
The backbone circulation for the Specific Plan Area has been designed to accommodate the
contemplated development under this Specific Plan and is depicted on Figure 2-3. The
backbone circulation improvements include the extension of Moody Street south of Cerritos
Avenue to Siboney Street, the extension of Vessels Circle to the west to intersect with the
Moody Street extension, and the required future widening of Lexington Drive adjacent to the
Specific Plan Area.
2.2.1 General Provisions
1. No development shall be permitted on parcels without improved street access. For
purposes of this standard, a street is a maintained public street or alley or a private street
subject to the approval of the City Engineer.
2. Portions of any lot within any future right-of-way required under the Circulation Element
of the City's General Plan or in this Specific Plan shall not be occupied by structures, other
than those encroachments normally permitted in rights-of-way. All other required
setbacks, yards and open spaces shall be calculated on the basis of the establishment
of the future rights -of -ways, and future right-of-way lines shall be considered to be lot
lines for purposes of determining such setbacks, yards and open spaces.
3. Installation of curbs, gutters, sidewalks, streets and alley paving, street lighting and street
trees shall be subject to the provisions of the City of Cypress Standard Plans and this
Specific Plan.
4. All street names within the Specific Plan Area shall be approved, and changed if
necessary, by the City Engineer.
5. No structures shall be constructed over existing pipeline, power line, drainage,
transmission line or other similar easements, except where such easement has been
abandoned or vacated or the grantee of such easement has consented to such
structural encroachment.
6. Notwithstanding anything to the contrary in this Specific Plan, prior to the issuance of the
first certificate of occupancy with respect to residential development in the Senior
Housing/Medium-Density Residential District, the applicable developer shall construct the
required half -width roadway improvements adjacent to the western boundary of the
Senior Housing/Medium-Density Residential District to widen Lexington Drive.
7. Bus turnouts and passenger waiting areas shall be provided at bus stops as determined
necessary by the City Engineer.
8. Internal streets within the Specific Plan Area may be public or private.
2-7
234
235
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
2.2.2 Parking
Off-street parking will be required as set forth in Article 2, Section 5 (Residential Zoning Districts)
and Article 3, Section 14 (Off -Street Parking and Loading)of the Cypress Zoning Ordinance
(Zoning Ordinance), as applicable, except as otherwise (a) required or permitted by State law
or (b) provided in, and as more specifically set forth in Chapter 3 (Development Standards) of,
this Specific Plan and this Section 2.2.3, and also subject to the following general requirements:
1. If the calculation of required parking spaces results in a fractional number, a fraction of
one-half or higher shall be rounded up to the next whole number.
2. On -street parking may be permitted on all streets within the Specific Plan Area, subject to
approval as part of the site plan review process.
3. On -street parking may be utilized to meet the parking requirements for uses in the Public
Park District and the town center uses in the Mixed -Use (Town Center/HDR) District and
the Mixed -Use (Town Center/MDR) District.
4. On -street parking may be utilized to meet the guest parking requirements for residential
uses in the Residential District, the Senior Housing/Medium-Density Residential District, the
Mixed -Use (Town Center/HDR) District and the Mixed -Use (Town Center/MDR) District.
5. Off-street parking is permitted anywhere within the Specific Plan Area.
2.2.3 Alternative Parking Requirements
As an alternative to compliance with the applicable parking requirements in this Specific Plan
(including referenced requirements in the Zoning Ordinance), a developer may submit a
parking study, including without limitation a shared parking analysis, to the City as part of the
site plan review process to demonstrate why and the extent to which the parking
requirements for the applicable development project should be different from the applicable
parking requirements herein. If the parking study is approved as part of the site plan review
process, the parking requirements for such project may differ from the applicable parking
requirements herein in accordance with the parking study. Alternative parking arrangements
may include, without limitation, the use of tandem spaces, shared parking between or within
land use districts and a reduction in the number of required parking spaces based on bicycle
spaces provided.
2.2.4 Street Section Standards
Streets shall be designed and constructed in conformance with the Circulation Element of the
City's General Plan and the City of Cypress Standard Plans, unless alternative street standards
are proposed and approved pursuant to Section 2.2.5, below.
2.2.5 Alternative Street Sections
In order to provide an opportunity for innovative and more functional design in the Specific
Plan Area, street section standards that are different from the street sections standards in the
City's Standard Plans may be proposed and approved as part of the site plan review process
for a development project. The applicable developer shall demonstrate why and the extent
to which the street section requirements for the applicable development project should be
different from the applicable street section requirement(s) in the City's Standard Plans. If one
or more alternative street sections are approved as part of the site plan review process, those
street sections shall be permitted in lieu of the applicable street sections in the City's Standard
Plans.
2-9
236
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
2.2.6 Land Use District Access
1. Mixed -Use (Town Center/HDR) District
Access to the Mixed -Use (Town Center/HDR) District will be from Moody Street, as
extended to the south (from Cerritos Avenue), Vessels Circle, as extended to the west
(from Walker Street) and Siboney Street (from KateIla Avenue).
2. Mixed -Use (Town Center/MDR) District
Access to the Mixed -Use (Town Center/MDR) District will be from Moody Street, as
extended to the south (from Cerritos Avenue), Vessels Circle, as extended to the west
(from Walker Street). and Siboney Street (from KateIla Avenue).
3. Public Park District
Access to the western portion of the Public Park District will be from Lexington Drive
and/or Cerritos Avenue. Access to the central portion of the Public Park District will be
from the extension of Moody Street and/or Cerritos Avenue.
4. Residential District
Access to the Single -Family Detached Subdistrict will be from Cerritos Avenue and the
extension of Moody Street. However, single-family residences shall front on local streets
(private or public) within the Specific Plan Area and not on offsite public roads.
Access for the Single -Family Attached Subdistrict will be from the extension of Moody
Street (from Cerritos Avenue) and Siboney Street (from KateIla Avenue) and may be from
Enterprise Drive.
5. Senior Housing/Medium-Density Residential District
Access to the Senior Housing/Medium-Density Residential District will be from Lexington
Drive and/or Cerritos Avenue.
2.3 Water Plan
An extensive network of water lines currently serves the Specific Plan Area and adjacent
properties. Golden State Water Company is the water purveyor. There are existing water lines
within Lexington Drive, Cerritos Avenue, and KateIla Avenue, as depicted on Figure 2-4 (Water
Plan), that currently serve, and would continue to serve, the Specific Plan Area. Golden State
Water Company has indicated that these existing lines are adequate for the proposed uses
within the Specific Plan Area.
Precise water system requirements will be determined as development projects are proposed
within the Specific Plan Area as part of the site plan review process and, where applicable,
the subdivision map process. Water mains will be dedicated to the water company after
construction and acceptance.
2.4 Wastewater Plan
The City will be responsible for reviewing and approving the collection of wastewater within
the Specific Plan Area, and the County Sanitation Districts of Orange County (CSDOC) will be
responsible for wastewater treatment. Existing sewer lines consist of a 30 -inch CSDOC regional
sub -trunk in Lexington Drive that flows south to KateIla Avenue, a 21 -inch City sewer which
connects to the CSDOC facility at the intersection of KateIla Avenue and Lexington Drive, and
a trunk line in Enterprise Drive. The existing trunk sewer lines adjacent to the Specific Plan Area
are shown on the Wastewater Plan in Figure 2-5.
2-10
237
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
New development that occurs within the Specific Plan Area will connect to the existing trunk
sewer lines. Precise sewer system requirements will be determined as development projects
are proposed within the Specific Plan Area as part of the site plan review process and, where
applicable, the subdivision map process. New collection lines will be offered for dedication to
the City after construction.
2.5 Drainage Plan
The Orange County Flood Control District (OCFCD) maintains regional storm channels for
offsite areas, while the City maintains local storm drains in the vicinity of the Specific Plan Area.
Previous discussions with OCFCD staff indicate that the flood control systems around the
Specific Plan Area were not designed to accept drainage runoff from the Specific Plan Area
with respect to the contemplated town center and residential uses.
Consequently, the existing drainage system surrounding this area will not be adequate to
serve the Specific Plan Area. The proposed drainage solution involves the use of low impact
development (LID) principles to manage storm runoff. With respect to each development
project, the applicable portion of the Specific Plan Area will be graded and landscaped to
reduce the volume of storm water that flows off the Specific Plan Area and enters the City's
storm drain system. This approach will reduce post -development impacts on hydrology and
improve the quality of runoff that discharges to the City's storm drain system. To the extent
possible, this approach will maximize onsite storage of storm water flows and promote
infiltration at various locations within the Specific Plan Area. Rain that falls on the Specific Plan
Area will be managed onsite through water qualify best management practices, which may
include the use of porous pavements, grassed swales, bioretention swales, filter/buffer strips,
and other landscaping features that function to hold and treat rainwater. If further reductions
in offsite storm water discharges are necessary, other approaches to infiltrate runoff into the
subsurface may be utilized, including French drains. In some cases, an onsite biotreatment
system and/or biofiltration proprietary devices may be utilized to improve the quality storm
water before it is discharged from the Specific Plan Area to the offsite drainage system. The
employment of these LID principles will minimize use of hard surfaces, concrete curbs, gutters,
and other similar conveyances where appropriate and feasible.
This concept may be used in conjunction with onsite flood control facilities, either surface or
subsurface, to store runoff on a temporary basis until after the rain event abates and sufficient
capacity is available within the City's storm drain system to allow for discharge from the
Specific Plan Area. Onsite retention ponds or subsurface storage vaults may be centralized
such that multiple development parcels share the same storage systems, or they may be
stand-alone and parcel -specific.
Because of the widely diversified land uses proposed in this Specific Plan, a combination of
drainage and treatment systems may be appropriate and will be determined during the
project development and design stage. The developer must obtain approval from the City
Engineer for the method selected in each instance.
2-11
238
CYPRESS TOWN CENTER AND COMMONS
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240
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 3.0 2. Development Plan
2.7 Solid Waste
The City of Cypress currently contracts with a private solid waste hauler to collect and dispose
of the solid waste/refuse generated by the City. Solid waste/refuse collected in the City would
be transported to an appropriate landfill.
2.8 Natural Gas and Electricity
The Specific Plan Area is located within the service areas of the Southern California Gas
Company (natural gas) and the Southern California Edison Company (electricity). The existing
utility network can be expanded to meet the future demands associated with development in
the Specific Plan Area. Precise system requirements will be determined as development
projects are proposed within the Specific Plan Area as part of the site plan review process
and, where applicable, the subdivision map process.
241
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3 DEVELOPMENT STANDARDS
3.1 Purpose and Intent
The purpose of this Chapter 3 is to set forth the standards and regulations governing the use of
land within the Specific Plan Area. All development projects within the Specific Plan Area shall
comply with the standards and regulations applicable to the Land Use District(s) in which a
development project is located.
The provisions of this Specific Plan shall apply throughout the Specific Plan Area except where,
and so far as, any such provision conflicts with State law, in which case State law shall apply.
3.1.1 General Provision
All construction and development within the Specific Plan Area shall comply with applicable
provisions of the City's then current building, mechanical, electrical, plumbing, grading and
excavation regulations.
3.2 Residential District Development Standards
The Residential District is intended to accommodate a variety of residential products within
two subdistricts, as described in Chapter 2. The uses described in Sections 3.2.1 and 3.2.2,
below, shall be permitted or conditionally permitted, as applicable, in the Residential District.
3.2.1 Permitted Uses
1. The following uses are permitted in the Single -Family Detached Subdistrict:
a. Single-family dwelling units
b. Accessory structures under 15 feet in height
c. Home occupations
d. Model home/subdivision sales offices
e. Private yard/garage sales
f. Second dwelling units not more than 640 square feet
g. Second -story decks and balconies
h. Senior housing
i. Temporary uses/activities
j. Animal keeping (not more than 3 dogs and/or cats)
k. Community care, small
1. Day care homes, large
m. Day care homes, small
n. Group homes
o. Residential care homes, small
p. Schools -K-12, public
q. Swimming pools
r. Nature preserves
s. The permitted uses set forth in Section 3.7.1, below, for the Public Park District
t. Public and private utility substations, reservoirs, or pumping plants, not including
offices.
242
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
2. The foliowing uses are Qermifted in the SingIe-Familv Attached Subdistrict:
O. Single-family dwelling units
b. Condominiums/townhouses
c. Accessory structures
d. Duplexes
e. Home occupations
f. Model home/subdivision sales offices
g. Private yard/garage sales
h. Second dwelling units not more than 640 square feet
i. Second -story decks and balconies
j. Senior housing
k. Temporary uses/activities
I. Animal keeping (not more than 3 dogs and/or cats)
m. Community care, smaU
n. Day care homes, large
o. Day care homes, small
p. Group homes
q. Residential care homes, small
r. 5ChoO|s'K-12' public
I Swimming pools
t. Nature preserves
U. The permitted uses set forth iOSection 3.7.l' below, for the Public Park District
v. Public and private utility substations, reservoirs, or pumping plants, not including
offices.
3.2.2 Uses Permitted Subject to a ConditionaJ Use Permit
l. The foliowing uses mav be permitted in the SinQIe-Family Detached Subdistrict, subject to
the approval of a conditional use Qermit in accordance with Section 4.19.070 of the
Zoning Ordinance:
a. Accessory structures over 15 feet in height
b. Condominium conversions
C. Granny units
d. Second dwelling units more than 64Osquare feet
e. Churches
f. Day care centers
g. Schools -K-12, private
h. Tennis courls, private
i
Raising of horses (this use shall no longer be permitted following the complete,
voluntary and permanent closure of Los Alamitos Race Course)
j. Horse race tracks (this use shall no longer be permitted following the complete,
voluntary and permanent closure of Los Alamitos Race Course)
k. Riding academies or stables (this use shall no longer be permitted following the
complete, voluntary and permanent closure of Los Alamitos Race Course).
____
3-2
243
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
2. The following uses are conditionally permitted in the Single -Family Attached Subdistrict:
a. Condominium conversions
b. Granny units
c. Churches
d. Day care centers
e. Schools -K-12, private
f. Tennis courts, private
g. Raising of horses (this use shall no longer be permitted following the complete,
voluntary and permanent closure of Los Alamitos Race Course)
h. Horse race tracks (this use shall no longer be permitted following the complete,
voluntary and permanent closure of Los Alamitos Race Course)
i. Riding academies or stables (this use shall no longer be permitted following the
complete, voluntary and permanent closure of Los Alamitos Race Course).
244
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.2.3 Development Standards
See Table 3-1 below.
Table 3- 1: Residential Development Standards
3-4
Single -Family Detactied -
Lots Within 100 Feet of
Cern tos Avenue Right of
Way
Single -Family Detached -
Lots More titan 100 Feet
from Cerritos Avenue
Right of Way
Sinale-Familv Attached
- •
Minimum Parcel Size
6,000 square feet
3,600 square feet
5,000 square feet
Maximum Allowable
Density
5 dwelling units/gross
acrel8l
8 dwelling
units/gross acre(8)
10 dwelling units/gross
acre
Minimum Parcel Width
50 feet
30 feet
50 feet
Minimum Parcel Depth 90 feet
40 feet
60 feet
Maximum Structure 35 feet and
Height(1) 2 stories
35 feet and
2 stories
35 feet and 3 stories
Setbacks(2)
Minimum Front Setback, 20 feet
Single-Story(3)
10 feet
10 feet from edge of
private driveway
Minimum Front Setback, 25 feet
Second -Story
10 feet
10 feet from edge of
private driveway
Minimum Interior Side
Setback, Single -Story
5 feet(4)
No minimum
0 feet on one side, shall
maintain compliance
with minimum distance
between structures
Minimum Interior Side
Setback, Second -Story
10 feet(4)
5 feet
0 feet on one side, shall
maintain compliance
with minimum distance
between structures
Minimum Street Side
Setback, Single -Story
10 feet
10 feet
10 feet
Minimum Street Side
Setback, Second -Story
15 feet
10 feet
10 feet
Minimum Rear Setback
10 feet
10 feet
10 feet
Maximum Lot Coverage,
Single -Story Structure
60%
60%, excluding common
private drives
60%, excluding common
private drives
Maximum Lot Coverage,
Two -Story Structure
40%
40%, excluding common
private drives
50%, excluding common
private drives
Minimum Dwelling Unit 1,100 square feet
Size
1,100 square feet
1,000 square feet
Minimum distance
between structures on the
same parcel, where
neither structure exceeds
15 feet in height
10 feet 10 feet 10 feet
3-4
245
CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
Single -Family Detactied
Lots within 100 Feet o
Cerritos Avenue Right of
Way
Minimum distance
between structures on the
same parcel where one or
more structures exceeds
15 feet in height
10 feet
Minimum separation
between opposing
second -story bedroom
windows
Minimum Driveway Widths
Minimum interior garage
dimension
5 feet(5)
Single-FamilyDe ached -
Lotsfl°Mcce:rtihtoa: Avenue
100 Feet mRight of Way
10 feet
16 feet - 2 -vehicle
garages
24 feet - 3 vehicle
garages(6)
N/A
10 feet
16 feet - 2 -vehicle
garages
24 feet - 3 vehicle
garages(6)
N/A
20 -feet by 20 -feet, clear 20 -feet by 20 -feet, clear
with no obstructions, with with no obstructions, with
2 -vehicle garages 2 -vehicle garages
16 feet - 2 -vehicle
garages
24 feet - 3 vehicle
garages(6)
20 -feet by 20 -feet, clear
with no obstructions, with
2 -vehicle garages
0 -feet by 20 -feet with 3- 30 -feet by 20 -feet with 30 -feet by 20 -feet with
vehicle garages(7) 3 -vehicle garages(7)
Minimum Landscaped
Open Space
N/A
3 -vehicle garages(7)
N/A N/A
(1) A roof deck shall not be considered a story.
(2) All setbacks shall be measured from property line to the main structure,
(3) For parcels located at the closed end of a cul-de-sac (e.g., along a "bulb"), the required minimum front setback
shall be reduced by 50 percent.
(4) Additions to the original allowed dwelling unit shall be allowed within the required interior setback; provided, the
setback distance between the addition and the interior side property line is the same or greater than that of the
original structure, not including the garage or any accessory structure. In any case, the addition shall not be
located closer than five feet from an interior side property line, but only when combined with an adjoining side
setback of at least ten feet in width.
(5)
The separation shall be measured from the edge of one bedroom window to the closest edge of the opposing
bedroom window.
(6) A paved driveway shall be provided between each garage and the closest approved access to an adjoining
street. No more than one driveway shall be allowed for each single-family dwelling unit. Circular driveways shall
be allowed on all parcels that are 100 feet or greater in width. Three -vehicle garages with tandem parking shall
have a minimum driveway width of 20 feet, subject to approval as part of the site plan review process.
Three -vehicle garages with tandem parking shall have a minimum width of 20 feet and an additional 20 feet of
depth for the tandem space, subject to approval as part of the site plan review process.
The residenfial density within the Single -Family Detached Subdistrict that is more than 100 feet from the Cerritos
Avenue right of way may exceed 8 dwelling units/gross acre, provided that the overall residential density in the
Single -Family Detached Subdistrict does not exceed 8 dwelling units/gross acre.
(7)
(8)
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.2.4 Maximum Number of Residential Units
The Residential Development Standards in Table 3-1 include the maximum residential densities
in each of the subdistricts that comprise the Residential District. The development standards
set forth in Section 3.3.4, below, include the maximum residential density for higher -density
residential housing in the Mixed -Use (Town Center/HDR) District. The development standards
set forth in Section 3.4.7, below, include the maximum residential density for medium -density
residential housing in the Senior Housing/Medium-Density Residential District, the maximum
residential density for medium -density residential housing in the Mixed -Use (Town Center/MDR)
District and the Medium -Density Residential District (collectively, the MDR Districts). The
development standards set forth in Section 3.4.6, below, include the maximum residential
density for senior housing in the Senior Housing/Medium-Density Residential District. Based on
these densities, more than 1,926 residential units could be developed within the Residential
District, the MDR Districts, (which includes the senior housing density allowed in the Senior
Housing/Medium-Density Residential District) and the Mixed -Use (Town Center/HDR) District.
While these densities effectively limit the number of residential units in those districts, the total
number of residential units in the Residential District, the MDR Districts and the Mixed -Use (Town
Center/HDR) District shall not exceed 1,926 units.
3.2.5 Relationship to the Zoning Ordinance
1. Single -Family Detached Subdistrict
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to residential and related uses
allowed within the Single -Family Detached Subdistrict in accordance with this Section 3.2
that are different from what would otherwise be allowed on property within the RS -6000
or other zoning district pursuant to the Cypress Zoning Ordinance (Zoning Ordinance), this
Specific Plan shall prevail over and supersede those applicable provisions in the Zoning
Ordinance. Where no such conflict exists, the requirements in the Zoning Ordinance with
respect to the RS -6000 zoning district shall apply. The uses described in Sections 3.2.1.1
and 3.2.2.1, above, shall have the meanings, if any, set forth for them in the Zoning
Ordinance as of the effective date of this Specific Plan.
2. Single -Family Attached Subdistrict
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to residential and related uses
allowed within the Single -Family Attached Subdistrict in accordance with this Section 3.2
that are different from what would otherwise be allowed on property within the RS -5000
or other zoning district pursuant to the Zoning Ordinance, this Specific Plan shall prevail
over and supersede those applicable provisions in the Zoning Ordinance. Where no such
conflict exists, the requirements in the Zoning Ordinance with respect to the RS -5000
zoning district shall apply. The uses described in Sections 3.2.1.2 and 3.2.2.2, above, shall
have the meanings, if any, set forth for them in the Zoning Ordinance as of the effective
date of this Specific Plan.
3.2.6 Parking
Off-street parking for the Residential District shall be provided in accordance with the
applicable requirements in Article 2, Sections 5 (Residential Zoning Districts) and Article 3,
Section 14 (Off -Street Parking and Loading) of the Zoning Ordinance with respect to the uses
described in Sections 3.2.1 and 3.2.2, above, except as otherwise (a) required or permitted by
State law or (b)provided in this Specific Plan.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.3 Mixed -Use (Town Center/HDR) District Development Standards
The Mixed -Use (Town Center/HDR) District, as shown on Figure 2-1 (Land Use Plan), is intended
to accommodate the development of a variety of retail, entertainment, commercial and
higher -density residential uses to create a gathering place and "main street for the
community.
The uses described in Sections 3.3.1 and 3.3.2, below, shall be permitted or conditionally
permitted, as applicable, in the Mixed -Use (Town Center/HDR) District.
3.3.1 Permitted Uses
1. Accessory retail uses
2. Appliance stores (large appliance sales and service)
3. Automated teller machines (ATMs)
4. Banks and financial institutions
5. Barber or beauty shops
6. Business support services
7. Bicycle and pedestrian trails
8. Bowling alleys
9. Catering services
10. Commercial, trade or vocational schools
11. Condominiums/townhouses
12. Department stores
13. Dry cleaning service, drop-off only
14. Family/children entertainment centers (indoor) with climbing apparatus, play equipment,
food service, video games, party facilities, and similar attractions
15. Financial services
16. Food and beverage establishments, including restaurants, bakeries, cafes, delicatessens,
gourmet beer and wine shops, ice cream parlors, open air dining areas and specialty
food, but excluding fast-food restaurants, with or without drive-in/through service
17. Florist shops
18. Furniture/furnishings, rentals, sales and service stores
19. Garden centers or plant nurseries
20. Hardware stores
21. Hotels or motels, including conference facilities
22. Interior decorating or drapery shops
23. Live/work units, subject to Section 3.3.7, below
24. Medical/dental offices, clinics or services
25. Motor vehicle leasing/rental (office only; no vehicles onsite)
26. Motor vehicle parts and supplies
27. Multi -family dwelling units, including associated uses such as second -story decks and
balconies, clubhouses and swimming pools
28. Office equipment/supply stores
29. Offices, administrative or executive
30. Offices, professional or government
31. Outdoor retail sales and activities
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
32. Parks, outdoor activity areas and open space
33. Personal services, general
34. Pet shops
35. Photocopy/desktop facilities
36. Photography studios/supply shops
37. Pharmacies/drug stores
38. Playland, associated with a restaurant
39. Public utility service offices
40. Retail stores, general merchandise
41. Satellite dishes/antenna (less than 3 feet/2 meters in diameter)
42. Shopping centers
43. Sporting goods stores, no firearms
44. Studios - art, dance, karate, music, photography, etc.
45. Tanning studios
46. Temporary uses/activities
47. Theaters, auditoriums, and meeting halls
48. Theaters, movie
49. Travel agencies
50. Veterinarian services and small animal hospitals
51. Wireless communication facilities
52. The permitted uses set forth in Section 3.7.1, below, for the Public Park District
53. Any other use that the Director of Community Development finds is consistent with the
purpose and intent of this Section, and similar to the listed permitted uses and
compatible with these uses, subject to appeal to the City Council.
3.3.2 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:
1. Alternative fuels and recharging facilities
2. Bars/liquor establishments (onsite consumption only)
3. Catering services
4. Churches
5. Clubs or lodges
6. Day care centers
7. Educational institutions, private or public
8. Health/fitness centers
9. Indoor amusement/arcade, cyber cafe, entertainment/recreation centers
10. Libraries
11. Live entertainment and dancing
12. Liquor stores (offsite consumption only)
13. Medical services, laboratories
14. Mixed-use developments, where the residential portion of the development occupies a
minimum of 50 percent of the total floor area of the development.
15. Museums
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
16. Nightclubs, with or without food s8rvice, bar
17. Outdoor amusement/enterfainment/recreation centers
18. Poo|haUS/biUia[d centers
19. Post offices
20. Public utilities, including, buf not Iimited to substations, reservoirs and pumping stations
21. Restaurants, fast food, with or without drive-through service, or with outdoor seating
22. Restaurants with alcohol sales
23. Raising of horses (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
24. Horse race tracks (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
25. Riding academies or stabies (this use shall no Ionger be permitted following the
complete, voluntary and permanent closure of Los Alamifos Race Course)
26. Any other use that the Director of Community Development finds is consistent with the
purpose and intent of this Section, and similar to the listed conditionally permitted uses
and compatible with these uses, subject to appeal to the City Council.
3.3.3 Prohibited Uses
1. Warehousing, wholesaling and distribution facilities.
3.3.4 Development Standards
1. Minimum Parcel Area: 1O.000 square feet.
2. Minimum Parcel Depth: No minimum.
3. Minimum Parcel Width: 50 feet.
4. Maximum Parcel Coverage by Structures: No maximum.
5. Maximum Residential Density: Overall 30 dwelling units/gross acre.
6. Minimum Residential Density: Overall 20 dwelling units/gross acre.
7. Maximum Structure Height: 75 feet, excluding any roof -mounted equipment and/or
architectural details.
8. Setbacks:
a. Minimum front setback: No minimum.
b. Minimum street side setback: 10 feet from streets.
C. Minimum interior side setback: No minimum.
d. Minimum rear setback: No minimum.
e. A multi -family residential building shall be set back a minimum of 10 feet from non-
residential buildings.
Y. Minimum driveway width for 2 -way traffic: 24 feet.
10. Mechanical Equipment
Mechanical equipment placed on any roof, including, but not limited to, air
conditioning, heating, ventilation and exhaust equipment, shall be screened in a
material consistent with the building and screened from view from any abutting street or
highway and any abutting residential area. All such mechanical equipment shall be
designed as an integral part of the building, and shall be maintained in a clean and
proper condition to prevent a collection of Iitter and filth and to avoid the emission of
unnecessary noise, dusf or fumes.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Develo Standa ds
3.3.5 Maximum Floor Area Ratio
The maximum floor area ratio (FAR) for non-residential development in the Mixed -Use (Town
Center/HDR) District shall not exceed 0.6:1; provided, however, that (a) the FAR for non-
residential development on any development parcel in the Mixed -Use (Town Center/HDR)
District may have a maximum FAR of 1.0:1 and (b) the floor area devoted to parking within a
building shall not be considered in calculating the FAR for non-residential development in the
Mixed -Use (Town Center/HDR) District. This section does not apply to residential development
or the non-residential component of a mixed-use p'ect.
3.3.6 Maximum Number of Residential Units
As set forth in Section 3.2.4, above, the total number of residential units in the Residential
District, the MDR Districts and the Mixed -Use (Town Center/HDR) District shall not exceed 1'926
3'3'7 Relationship to the Zoning Ordinance
l. Non -Residential Uses
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements and tree removal) with respect to non-residential development in the
Mixed -Use (Town Center/HDR) District in accordance with this Section 3.3 that are
different from what would otherwise be allowed on property within the CG (Commercial
General) or other zoning district pursuant to the Zoning Ordinance, this Specific Plan shall
prevail over and supersede those applicable provisions in the Zoning Ordinance. Where
no such conflict exists, the requirements in the Zoning Ordinance with respect to the CG
(General Commercial) zoning districf shall apply with respecf to such non-residential uses.
The non-residential uses described in Sections 3.3.1 and 3.3.2, above, shall have the
meanings, if any, set forth for them in the Zoning Ordinance as of the effective date of
this Specific PIan.
2. Residential Uses
Wherever this Specific PIan contains provisionsthOteStab[ishoequireDl8Ot (including,
withouf limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to residential development in
the Mixed -Use (Town Center/HDR District in accordance with this Section 3.3 that are
different from what would otherwise be allowed on property within the RM -20 (Multiple -
Family) or other zoning district pursuant to the Zoning Ordinance, this Specific PIan shall
prevail and supersede those applicable provisions in the Zoning Ordinance. Where no
such conflict exists, the requirements in the Zoning Ordinance with respect to the RM -20
(Multiple -Family) zoning district shall apply with respect to such residential uses. The
residential uses described in Section 3.3.1, above, shall have fhe meanings, if any, set
forth for them in the Zoning Ordinance as of the effective date of this Specific Plan.
3.3.8 Live/Work Units
l. Applicability
This Section provides standards for live/work and artists' lofts/studios h}accommodate
|ive/workopportunities. Live/work quarfers are especially intended for residential uses in
conjunction with office or retail uses, either on the same floor, or on separate floors.
2. Floor Area ReQuirements
a. A live/work unit shall have a minimum floor area of at least 1,250 square feet.
b. The maximum size of the residential portion of the live/work unit shall be 50 percent
of the unit.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
c. A ground -level live/work unit with street frontage shall devote the initial 25 feet of
floor area depth to commercial activity.
Unit Access
Where there are multiple live/work units within a single structure, each unit shall be
physically separated from other units and uses within the structure, and access to
individual units shall be from a common open space, corridor, hallway, or other common
access area.
4. Internal Integration of the Live/Work Unit
a, There shall be direct access between the working and living spaces within the
live/work unit.
b. There shall be no separate entrance to the living space by a separate door. All
access to the living space shall be from the working space.
c. The working space shall not be leased separately from the living space; conversely,
the living space shall not be leased separately from the working space.
5. Occupancy and Employees
a. At least one full-time employee of business activity occupying the live/work unit
shall also reside in the unit; conversely, at least one of the persons living in the live
portion shall work in the work portion.
b. The business activity occupying the live/work unit may utilize nonresident
employees, as necessary.
3.3.9 Parking
Off-street parking shall be provided in accordance with the applicable requirements in Article
2, Section 6 (Commercial Zoning Districts) and Article 3, Section 14 (Off -Street Parking and
Loading) of the Zoning Ordinance with respect to the uses described in Sections 3.3.1 and
3.3.2, above, except that off-street parking shall be provided in accordance with the
applicable requirements in Article 2, Section 5 (Residential Zoning Districts) and Article 3,
Section 14 (Off -Street Parking and Loading) of the Zoning Ordinance with respect to multi-
family and other residential dwelling units, in each case except as otherwise (a) required or
permitted by State law or (b) provided in this Specific Plan. Notwithstanding anything to the
contrary in the preceding sentence, the minimum parking requirement for multi -family
residential dwelling units shall be a total of 1 garage space for each dwelling unit and 1 / 4
unassigned open space for every dwelling unit, except as otherwise required or permitted by
State law.
Parking spaces may be located in the following manner: (a) on the same lot or development
parcel as the use the parking is intended to serve; or (b) on an offsite lot or development
parcel, provided that (i) such offsite parking is approved as part of the site plan review process
for a development project and (11) a parking covenant is recorded to require the
maintenance of such offsite parking spaces. The City shall release such parking covenant at
such time as such offsite spaces are not, or are no longer, required to satisfy any parking
requirement under this Specific Plan or replacement parking is provided at another onsite or
offsite location.
3.4 Senior Housing/Medium-Density Residential District Development Standards
The Senior Housing/Medium-Density Residential District, as shown on Figure 2-1 (Land Use Plan),
is a flexible land use designation that allows senior housing and related continuum of care
uses, to complement the adjacent Barton Place development (now known as Ovation at
Flora Park) and/or the development of medium -density residential uses. The uses described in
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
Sections 3.4.1, 3.4.2, 3.4.3 and 3.4.4, below, shall be permitted or conditionally permitted, as
applicable, in the Senior Housing/Medium-Density Residential District.
3.4.1 Permitted Senior Housing Uses
For purposes of this Specific Plan, "senior housing" shall mean independent living units or other
independent housing that is occupied by a qualifying resident under State law who is 55 years
of age or older, and may include common dining areas and other community facilities.
1. Senior housing
2. Condominiums/townhouses (senior housing only)
3. Multi -family dwelling units (senior housing only)
4. Assisted living and memory care facilities
5. Convalescent/rest homes
6. Accessory structures
7. Home occupations
8. Model home/subdivision sales offices (senior housing only)
9. Private yard/garage sales
10. Second -story balcony
11. Single-family dwelling units (senior housing only)
12. Caretaker/employee housing
13. Swimming pools
14. The permitted uses set forth in Section 3.7.1, below, for the Public Park District
15. Public and private utility substations, reservoirs, or pumping plants, not including offices.
3.4.2 Senior Housing 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:
1. Churches
2, Raising of horses (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
3 Horse race tracks (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
4. Riding academies or stables (this use shall no longer be permitted following the
complete, voluntary and permanent closure of Los Alamitos Race Course).
3.4.3 Permitted Medium -Density Residential Uses
1. Condominiums/townhouses
2. Multi -family dwelling units
3. Single-family dwelling units
4. Accessory structures
5. Duplexes
6. Home occupations
7. Model home/subdivision sales offices
8. Second -story decks and balconies
9. Senior housing
10. Temporary uses/activities
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
11. Animal keeping (not more than 3 dogs and/or cats)
12. Community care, small
13. Day care homes, large
14. Day care homes, small
15. Group homes
16. Residential care homes, small
17. Schools -K-12, public
18. Swimming pools
19. Nature preserves
20. The permitted uses set forth in Section 3.7.1, below, for the Public Park District
21. Public and private utility substations, reservoirs, or pumping plants, not including offices.
3.4.4 Medium -Density Residential 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:
1. Accessory structures over 15 feet in height
2. Condominium conversions
3. Dormitories
4. Assisted living and memory care facilities
5. Churches
6. Community care, large
7. Convalescent/rest homes
8. Day care centers
9. Residential care homes, large
10. Schools -K-12, private
11. Tennis courts, private
12. Raising of horses (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
13. Horse race tracks (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
14. Riding academies or stables (this use shall no longer be permitted following the
complete, voluntary and permanent closure of Los Alamitos Race Course).
3.4.5 Prohibited Uses
1. Warehousing, wholesaling and distribution facilities.
3.4.6 Senior Housing Development Standards
1. Minimum parcel size: 10,000 square feet (this requirement relates to the
development parcel, not to individual lots).
2. Minimum parcel depth: 100 feet (this requirement relates to the development
parcel, not to individual lots).
3. Minimum parcel width: 100 feet (this requirement relates to the development
parcel, not to individual lots).
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
4. Maximum allowable density: Overall 20 dwelling units/gross acre, provided that an
assisted living or memory care facility shall not be considered a multi -family dwelling and
no portion of any such facility shall constitute dwelling units.
5. Maximum structure height: 35 feet.
6. Minimum dwelling unit size:
a. One bedroom: 500 square feet.
b. Two bedrooms: 700 square feet.
c. Three (+) bedrooms: 900 square feet.
7. Minimum Open Space: 300 square feet per dwelling unit, provided that any or all of
such open space (a) may be common, private or public and (b) shall include balconies,
patios and any land occupied by recreational structures or improvements.
8. Driveway widths:
a. 1 to 2 units: Minimum of 12 feet.
b. 3 or more units: Minimum of 20 feet.
9. Minimum landscaped open space: 25 percent.
10. Parcel Coverage and Distance Between Structures:
a. The maximum parcel coverage by structures shall not exceed 60 percent.
b. The minimum distance between structures on the same parcel, where neither
structure exceeds 15 feet in height, shall be 6 feet. The minimum distance between
structures on the same parcel, where one or both structures exceed 15 feet in
height, shall be 10 feet. The foregoing requirements shall not apply to structures
that are physically connected to one another.
11. Setbacks:
a. Front: 10 feet.
b. Rear: 5 feet.
c. Side (interior, each): 5 feet; two story - 10 feet.
d. Street side: 10 feet.
3.4.7 Medium -Density Residential Development Standards
1. Minimum parcel size: No minimum.
2. Minimum parcel depth: No minimum.
3. Minimum parcel width: No minimum.
4. Maximum allowable density: Overall 15 dwelling units/gross acre.
5. Maximum structure height: 35 feet and 3 stories, provided that a roof deck shall not be
considered a story.
6. Minimum landscaped open space: An average of 400 square feet per dwelling unit,
provided that any or all of such open space (a) may be common, private or public and
(b) shall include balconies, patios and any land occupied by recreational structures or
improvements.
7. Driveway widths:
a. 1 to 2 units: Minimum of 12 feet.
b. 3 or more units: Minimum of 16 feet.
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CYPRESS TO N CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
O. Parcel coverage and distance between structures:
a. The maximum parcel coverage by structures shall not exceed 60 percent.
b. The minimum distance between structures an the same parcel, where neither
structure exceeds 15 feet in height, shall be 6 feet. The minimum distance between
structures on the same porce|, where one or both structures exceed 15 feet in
height, shall be 10 feet.
9. Minimum setbacks:
a. Front:
b. Rear:
C. Interior side:
d. Street side:
20 feet (for parcels Iocated at the closed end of a cul-de-
sac (e.g., along a "bulb"), the required minimum front
setback shall be reduced by 50 percent).
10 feet, except for detached garages wifh alley access,
which require a setback of 12 feet from the centerline of the
alley.
single -story - 5 feet; second -story - 10 feet.
10 feet.
All setbacks shall be measured from property line to the main structure.
10. Minimum interior garage dimension: 20 feet by 20 feet, clear with no obstructions.
3.4.8 Maximum Number of Residential Units
As set forth in Section 3.2.4, above, the total number of residential units in the Residential
[}bhiCt, the MDR Districts and the Mixed -Use (Town Center/HDR) District shall not exceed 1'926
units.
3.4.9 Relationship to the Zoning Ordinance
l.
Senior Housing DeveloQment
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, heighf, uses, parking requirements, sign
requirements, Iandscaping and tree removal) with respect to senior housing and the
related uses allowed within the Senior Housing/Medium-Density Residential District in
accordance with this Section 3.4 that are different from what would otherwise be
allowed on property within the RM -20 (Multiple -Family) or other zoning district pursuant to
the Zoning Ordinance, this Specific PIan shall prevail and supersede those applicab!e
provisions in the Zoning Ordinance. Where no such conflict exists, the requirements in the
Zoning Ordinance with respect fo the RM -20 (Multiple -Family) zoning district shall apply.
The uses described in Sections 3.4.1and 3.4.2, above, shall have the meanings, if any, set
forth for them in the Zoning Ordinance as of the effective date of this Specific Plan.
2. Medium -Density Residential Develorment
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to multi -family residential and
related uses allowed within the Senior Housing/Medium-Density Residential District in
accordance with this the Section 3.4 that are different from what would otherwise be
allowed on property within the RM -15 or other zoning district pursuant to the Zoning
Ordinance, this Specific PIan shall prevail over and supersede those applicable provisions
in the Zoning Ordinance. Where no such conflict exists, the requirements in the Zoning
Ordinance with respect tOthe RM -15 zoning district shall apply. The uses described in
Sections 3.4.3 and 3.4.4, above, shall have the meanings, if any, set forth for them in the
Zoning Ordinance as of the effective date of this Specific PIan.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.4.10 Parking
Off-street parking shall be provided in accordance with the applicable requirements in Article
2, Section 5 (Residential Zoning Districts and Article 3, Section 14 (Off -Street Parking and
Loading) of the Zoning Ordinance with respect to the uses described in Sections 3.4.1 and
3.4.2 (Senior Housing), above, and Sections 3.4.3 and 3.4.4 (Medium -Density Residential),
above, in each case except as otherwise (a) required or permitted by State law or (b)
provided in this Specific Plan. Notwithstanding anything to the contrary in the preceding
sentence or elsewhere in this Specific Plan, (i)the minimum parking requirement for multi -family
residential dwelling units shall be a total of 1 garage space for each dwelling unit and 1/4
unassigned open space for every dwelling unit and (ii) the minimum parking requirement for
senior housing shall be a total of 1 garage space for each dwelling unit and 1 unassigned
open space for every 20 dwelling units, in each case except as otherwise required or
permitted by State law.
Parking spaces may be located in the following manner: (a) on the same lot or development
parcel as the use the parking is intended to serve; or (b) on an offsite lot or development
parcel, provided that (i) such offsite parking is approved as part of the site plan review process
for a development project and (ii) a parking covenant is recorded to require the
maintenance of such offsite parking spaces. The City shall release such parking covenant at
such time as such offsite spaces are not, or are no longer, required to satisfy any parking
requirement under this Specific Plan or replacement parking is provided at another onsite or
offsite location.
3.5 Mixed -Use (Town Center/MDR) District Development Standards
The Mixed -Use (Town Center/MDR) District, as shown on Figure 2-1 (Land Use Plan), is a flexible
land use designation that allows an expansion of the town center uses permitted and
conditionally permitted in the Mixed -Use (Town Center/HDR) District (if and to the extent
demand for additional town center uses exists in the future) and/or the development of
medium -density residential, senior housing and related uses allowed in the Senior
Housing/Medium-Density Residential District. The uses described in Sections 3.5.1 and 3.5.2,
below, shall be permitted or conditionally permitted, as applicable, in the Mixed -Use (Town
Center/MDR) District.
3.5.1 Permitted and Conditionally Permitted Town Center Uses
All of the permitted and conditionally permitted uses in the Mixed -Use (Town Center/HDR)
District, as set forth in Sections 3.3.1 and 3.3.2, above.
3.5.2 Permitted and Conditionally Permitted Medium -Density Residential and Senior Housing Uses
All of the permitted and conditionally permitted uses in the Senior Housing/Medium-Density
Residential District, as set forth in Sections 3.4.1, 3.4.2, 3.4.3 and 3.4.4, above.
3.5.3 Prohibited Uses
1. Warehousing, wholesaling and distribution facilities.
3.5.4 Town Center Development Standards
The development standards for the Mixed -Use (Town Center/HDR) District set forth in Section
3.3.4, above, shall govern the development of town center uses in the Mixed -Use (Town
Center/MDR) District.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.5.5 Medium -Density Residential and Senior Housing Development Standards
The development standards for the medium -density residential uses set forth in Section 3.4.7,
above, and the development standards for the senior housing uses set forth in Section 3.4.6,
above, shall govern the development of medium -density residential and senior housing uses in
the Mixed -Use (Town Center/MDR) District, except that the maximum height of senior housing
structures shall be 55 feet.
3.5.6 Maximum Floor Area Ratio
The maximum floor area ratio (FAR) for non-residential development in the Mixed -Use (Town
Center/MDR) District shall not exceed 0.6:1; provided, however, that (a) the FAR for non-
residential development on any development parcel in the Mixed -Use (Town Center/MDR)
District may have a maximum FAR of 1.0:1 and (b) the floor area devoted to parking within a
building shall not be considered in calculating the FAR for non-residential development in the
Mixed -Use (Town Center/MDR) District. This section does not apply to residential development
or the non-residential component of a mixed-use project.
3.5.7 Maximum Number of Residential Units
As set forth in Section 3.2.4, above, the total number of residential units in the Residential
District, the MDR Districts and the Mixed -Use (Town Center/HDR) District shall not exceed 1,926
units.
3.5.8 Relationship to the Zoning Ordinance
1. Town Center Development
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to non-residential
development allowed within the Mixed -Use (Town Center/MDR) District in accordance
with this Section 3.5 that are different from what would otherwise be allowed on property
within the CG (Commercial General) or other zoning district pursuant to the Zoning
Ordinance, this Specific Plan shall prevail and supersede those applicable provisions in
the Zoning Ordinance. Where no such conflict exists, the requirements in the Zoning
Ordinance with respect to the CG (Commercial General) zoning district shall apply.
2, Medium -Density Residential Development
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to medium -density residential
and related uses allowed within the Mixed -Use (Town Center/MDR) District in accordance
with this Section 3.5 that are different from what would otherwise be allowed on property
within the RM -15 or other zoning district pursuant to the Zoning Ordinance, this Specific
Plan shall prevail over and supersede those applicable provisions in the Zoning
Ordinance. Where no such conflict exists, the requirements in the Zoning Ordinance with
respect to the RM -15 zoning district shall apply.
Senior Housing Development
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
Wherever this Specific Plan contains provisions that establish requirements (including,
without limitation, such standards as density, height, uses, parking requirements, sign
requirements, landscaping and tree removal) with respect to senior housing and related
uses allowed within the Mixed -Use (Town Center/MDR) District in accordance with this
Section 3.5 that are different from what would otherwise be allowed on property within
the RM -20 or other zoning district pursuant to the Zoning Ordinance, this Specific Plan shall
prevail over and supersede those applicable provisions in the Zoning Ordinance. Where
no such conflict exists, the requirements in the Zoning Ordinance with respect to the
RM -20 zoning district shall apply.
3.5.9 Parking
Off-street parking shall be provided in accordance with the applicable requirements in Article
2, Section 6 (Commercial Zoning Districts) and Article 3, Section 14 (Off -Street Parking and
Loading) of the Zoning Ordinance with respect to the uses described in Sections 3.5.1, above,
and the applicable requirements in Article 2, Section 5 (Residential Zoning Districts) and Article
3, Section 14 (Off -Street Parking and Loading) of the Zoning Ordinance with respect to the
uses described in Section 3.5.2, above, in each case except as otherwise (a) required or
permitted by State law or (b) provided in this Specific Plan. Notwithstanding anything to the
contrary in the preceding sentence, the minimum parking requirement for multi -family
residential dwelling units shall be a total of 1 garage space for each dwelling unit and 1/4
unassigned open space for every dwelling unit, except as otherwise required or permitted by
State law. Notwithstanding anything to the contrary in in this Specific Plan, off-street parking
may be provided on all or any portion of the land within Mixed -Use (Town Center/MDR) District
that is currently owned by Seacoast Grace Church with respect to any land use on the
Seacoast Grace Church property, including the portion of the Seacoast Grace Church
property that is located outside of the Specific Plan Area.
Parking spaces may be located in the following manner: (a) on the same lot or development
parcel as the use the parking is intended to serve; or (b) on an offsite lot or development
parcel, provided that (i) such offsite parking is approved as part of the site plan review process
for a development project and (ii) a parking covenant is recorded to require the
maintenance of such offsite parking spaces. The City shall release such parking covenant at
such time as such offsite spaces are not, or are no longer, required to satisfy any parking
requirement under this Specific Plan or replacement parking is provided at another onsite or
offsite location.
3.6 Medium -Density Residential District Development Standards
The Medium -Density Residential District, as shown on Figure 2-1 (Land Use Plan), allows the
development of medium -density residential and related uses allowed in the Senior
Housing/Medium-Density Residential District. The uses described in Section 3.6.1, below, shall
be permitted or conditionally permitted, as applicable, in the Medium -Density Residential
District.
3.6.1 Permitted and Conditionally Permitted Medium -Density Residential Uses
All of the permitted and conditionally permitted uses relating to medium -residential
development in the Senior Housing/Medium-Density Residential District, as set forth in Sections
3.4.3 and 3.4.4, above.
3.6.2 Medium -Density Residential Development Standards
The development standards for medium -density residential uses set forth in Section 3.4.7,
above, shall govern the development of medium -density residential uses in the Medium -
Density Residential District.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.6.3 Maximum Number of Residential Units
As set forth in Section 3.2.4, above, the total number of residential units in the Residential
District, the MDR Districts and the Mixed -Use (Town Center/HDR) District shall not exceed 1,926
units.
3.6.4 Relationship to the Zoning Ordinance
Wherever this Specific Plan contains provisions that establish requirements (including, without
limitation, such standards as density, height, uses, parking requirements, sign requirements,
landscaping and tree removal) with respect to the medium -density residential and related
uses allowed within the Medium -Density Residential District in accordance with this Section 3.6
that are different from what would otherwise be allowed on property within the RM -15 or other
zoning district pursuant to the Zoning Ordinance, this Specific Plan shall prevail over and
supersede those applicable provisions in the Zoning Ordinance. Where no such conflict exists,
the requirements in the Zoning Ordinance with respect to the RM -15 zoning district shall apply.
3.6.5 Parking
Off-street parking shall be provided in accordance with the applicable requirements in Article
2, Section (Residential Zoning Districts) and Article 3, Sectionl4 (Off -Street Parking and
Loading) of the Zoning Ordinance with respect to the uses described in Sections 3.6.1, above,
except as otherwise (a) required or permitted by State law or (b) provided in this Specific Plan.
Notwithstanding anything to the contrary in the preceding sentence, the minimum parking
requirement for multi -family residential dwelling units shall be a total of 1 garage space for
each dwelling unit and 1/4 unassigned open space for every dwelling unit, except as
otherwise required or permitted by State law.
Parking spaces may be located in the following manner: (a) on the same lot or development
parcel as the use the parking is intended to serve; or (b) on an offsite lot or development
parcel, provided that (i) such offsite parking is approved as part of the site plan review process
for a development project and (ii) a parking covenant is recorded to require the
maintenance of such offsite parking spaces. The City shall release such parking covenant at
such time as such offsite spaces are not, or are no longer, required to satisfy any parking
requirement under this Specific Plan or replacement parking is provided at another onsite or
offsite location.
3.7 Public Park District Development Standards
The Public Park District, as shown on Figure 2-1 (Land Use Plan) has been established to provide
land for public parks.
3.7.1 Permiffed Uses
1. Recreation facilities
2. Access and service roads
3. Community garden/farmers market
4. Dog parks
5. Gazebos and other shade structures
6. Hiking and biking trails
7. Lakes, pools and ponds
8. Outdoor event area/lawn
9. Parking lots
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
10. Picnic areas and associated facilities, including bar-b-ques, seating, shade structures,
etc.
11. Recreation/community center, clubhouse, cultural/events center
12. Refreshment/concessions stands
13. Restroom facilities
14. Flood control facilities
15. Utility easements and rights of way
16. Public utility substations, reservoirs and pumping plants, not including offices.
3.7.2 Uses Permitted Subject to a Conditional Use Permit
1. Raising of horses (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
2. Horse race tracks (this use shall no longer be permitted following the complete, voluntary
and permanent closure of Los Alamitos Race Course)
3. Riding academies or stables (this use shall no longer be permitted following the
complete, voluntary and permanent closure of the Los Alamitos Race Course).
3.7.3 Development Standards
1. Minimum Parcel Area No minimum.
2. Minimum Parcel Depth: No minimum.
3. Minimum Parcel Width: No minimum.
4. Building Site Coverage: No maximum.
5. Building Setbacks:
a. Front: 10 feet
b. Rear: 5 feet
c. Side (interior or between buildings): Single Story - 5 feet; Two Stories- 10 feet
d. Street Side: 10 feet.
3.7.4 Parking
Off-street parking shall be provided in accordance with the applicable requirements in
Article 2, Section 8 (Special Purpose Zoning Districts) and Article 3, Sectionl4 (Off -Street Parking
and Loading) of the Zoning Ordinance with respect to the uses described in Sections 3.7.1 and
3.7.2, above, except as otherwise (a) required or permitted by State law or (b) provided in this
Specific Plan.
3.8 Public Park Overlay
A 2 -acre public park, as shown on Figure 2-1(Land Use Plan), has been designated as a land
use overlay (Public Park Overlay) within the Mixed -Use (Town Center/HDR) District, provided
that this additional required public park space may be located (a) in any Land Use District or
multiple Land Use Districts and (b) adjacent to one or both of the Public Park Districts in order
to increase the size of the public parks that will be developed there. The precise location(s) of
these 2 additional acres of public park space will be determined based on the development
projects proposed in the Specific Plan Area. Parks are a permitted land use in all of the Land
Use Districts.
Notwithstanding anything to the contrary in this Chapter 3, the provisions of Section 3.7,
above, for the Public Park District shall govern the use and development of public park space
within the Public Park Overlay.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 3. Development Standards
3.9 Tree Replacement
Existing trees within the Specific Plan Area may be removed, provided that any such proposed
tree removal for a development project shall be described in the site plan review application
for such project for informational purposes. If any such trees are removed, such trees will be
replaced onsite with an equivalent number of specimen trees (48" box or larger) to be
planted as part of the landscaping for the applicable development project. These
replacement trees shall be planted in addition to normal tree planting requirements.
3.10 Building Height Notification/Restriction
The Specific Plan Area is located in proximity to the Joint Forces Training Base, Los Alamitos
(JFTB), which is governed by the Airport Environs Land Use Plan (AELUP) for the JFTB. The
Planning Area for the JFTB in the AELUP includes the area that lies above or penetrates the
100:1 Imaginary Surface, which is graphically shown in Appendix D to the AELUP, as well as
Exhibit SAF -7 in the Safety Element of the City's General Plan. As those graphics reflect, a
portion of the Specific Plan Area is located within the area where the construction of
improvements could potentially penetrate the 100:1 Imaginary Surface, which would require
notification to the Federal Aviation Administration and could result in a reduction in the height
of proposed improvements.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 4. Sustainable Guidelines
4 SUSTAINABLE GUIDELINES
4.1 Introduction
One of the goals of this Specific Plan is to encourage the conservation of natural resources by
requiring consideration of sustainable design strategies and conservation measures with
respect to development projects proposed within the Specific Plan Area. Accordingly, the
applicants for new development projects within the Specific Plan Area will consider the
sustainable design strategies and conservation measures described in this chapter, as well as
the California Green Building Standards Code and the City's Residential Green Building
Suggestions and Water Efficient Landscape Guidelines. While appropriate sustainability
strategies and conservation measures will be determined on a project -by -project basis, such
strategies may include, but are not limited to, the following:
4.2 Storm Water Management
1. Use pervious paving materials wherever possible to filter storm water runoff and facilitate
groundwater recharge.
2. Divert storm water runoff into detention basins to increase groundwater recharge,
reduce drainage runoff, and control the rate of storm flows from the site.
3 Encourage the use of storm water management best practices, including infiltration
basins, bioswales and biotreatment.
4.3 Landscaping
1. Prioritize the use of native and drought tolerant plant species to reduce water demand.
2. Limit the use of turf as groundcover and encourage water -conserving native
groundcovers or perennial grasses, shrubs, and trees.
3 Encourage the use of automated irrigation systems that respond to changing weather
conditions and irrigate by hydrozone.
4. Encourage the use of micro -irrigation techniques such as high efficiency, xeriscape
irrigation systems that reduce the amount of water devoted to landscaped areas, and
utilize drip and bubbler irrigation and low -angle, low -flow nozzles on spray heads.
5. Promote the use of mulch and environmentally friendly fertilizers to promote healthy soil
and growing conditions.
6. Provide landscaped shade canopies to reduce the heat island effect in surface parking
areas.
7. Provide a landscape palette that prioritizes non -evasive plant species.
4.4 Building Materials
1. Encourage the use of locally sourced building materials.
2. Use renewable or recycled building materials to the extent feasible. Such materials may
include flooring alternatives like bamboo, wheatboard, and cork. Linoleum, exposed
concrete, and recycled- content ceramic tiles are also desirable materials.
3 Encourage the use of insulation that consists of recycled content, such as cellulose,
newspaper, or recycled cotton.
4.5 Indoor Air Quality
1. Use flooring and insulation products that are low emitters of volatile organic compounds
(VOC) and formaldehyde.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 4. Sustainable Guidelines
2. Use low- and zero-VOC paints, finishes, adhesives, caulks, and other substances to
improve indoor air quality and reduce the harmful health effects of off -gassing.
4.6 Lighting
1. Encourage the use of low -contrast lighting, low -voltage fixtures and energy-efficient
bulbs, such as compact fluorescent and light emitting diodes.
2. Promote the use of lights with automated occupancy sensors in nonresidential buildings
that automatically shut off when rooms are unoccupied.
3. Utilize solar -powered lights in landscaped areas for energy savings where possible.
4.7 Building Envelope
1. Install radiant barriers to reduce summer heat gain and winter heat loss.
2. Use natural ventilation techniques, such as operable windows, to take advantage of
airflow for cooling interiors and reduce energy demand.
3 Use passive design to improve building energy performance through skylights, building
orientation, landscaping and colors.
4. Consider reducing heat gain with the use of "cool roofs" that are painted with a highly
reflective coating or employ light-colored materials.
5. Utilize water- and energy-saving fixtures and appliances, such as showerheads, toilets,
washing machines, clothes dryers, refrigerators, and dishwashers certified as Energy Star
compliant.
6. Encourage the use of recirculating hot water systems, which reduce the need to heat
water, or tankless water heaters that heat water as needed instead of storing hot water
in tanks, thereby reducing standby energy use.
7. Utilize a minimum insulation value of R30 in ceilings to reduce the need for additional
heating and cooling.
8. Utilize programmable thermostats to provide more efficient and effective heating and
cooling.
4.8 Water Conservation
1. Install sensor -operated faucets in public restrooms.
2. Utilize dual flush or other toilets using less than 1.6 gallons per flush.
3. Consider waterless urinals in public restrooms and in nonresidential buildings.
4.9 Energy Conservation
1. Utilize energy-efficient windows, such as models with spectrally selective low -e glass and
with wood, vinyl, or fiberglass frames.
2. Utilize efficient building materials that take advantage of heat storage or thermal mass to
reduce energy needed for heating and cooling interiors.
3. Reduce the number and area of east and west facing windows to reduce heat gain.
4. Insulate domestic hot water pipes where feasible.
5. Insulate attics.
6. Use dual pane and tinted windows where appropriate.
4.10 Heating, Ventilation and Air Conditioning
1. Design and install heating, ventilation, and air conditioning (HVAC) systems according to
the standards provided by the Air Conditioning Contractors of America handbooks or
other comparable high-performance HVAC standards.
2. Install sealed-combustion/sealed-duct furnaces and water heaters for increased
efficiency and indoor air quality.
2
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 4. Sustainable Guidelines
3. Install only Energy Star -qualified ceiling fans to circulate air and reduce the demand on
heating and cooling systems.
4. Locate windows in a manner that promotes natural cross ventilation.
5. Promote smart climate controls for both residential and commercial buildings to
efficiently regulate temperature controls.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 5. Implementation
5 IMPLEMENTATION
5,1 Authority and Scope
This Specific Plan has been prepared pursuant to the provisions of California Government
Code (Government Code), Title 7, Article 8, Section 65450 et seq., which grants a local
planning agency the authority to prepare a specific plan for the systematic implementation of
a general plan for all or a portion of the area covered by the general plan. Pursuant to
Section 65451 of the Government Code, a specific plan is designed to identify the proposed
distribution, location and extent of land uses and major components of public and private
facilities needed to support those land uses, as well as standards and criteria by which
development will proceed and a program of implementation measures necessary to carry out
contemplated development.
This Specific Plan serves as the policy and regulatory document for development within the
Specific Plan Area and essentially sets forth the zoning for the Specific Plan Area. All
development within the Specific Plan Area shall be consistent with the standards and
regulations set forth in this document. Wherever this Specific Plan contains provisions that
establish requirements (including, without limitation, such standards as density, height, uses,
parking requirements, landscaping and tree removal) that are different from what would
otherwise be allowed on property within the applicable land use district pursuant to the
Cypress Zoning Ordinance (Zoning Ordinance), this Specific Plan shall prevail and supersede
those applicable provisions in the Zoning Ordinance, as more specifically discussed in
Chapter 3 (Development Standards) with respect to each Land Use District. Where no such
conflict exists and/or the Zoning Ordinance includes a less restrictive standard or requirement
than this Specific Plan, the requirements in the Zoning Ordinance with respect to such
standard or requirement shall apply, as more specifically discussed in Chapter 3 (Development
Standards) with respect to each Land Use District.
5.2 Purpose of the Specific Plan
This Specific Plan serves a planning and regulating function to provide for the orderly growth
and development of the Specific Plan Area. It is the intent of this Specific Plan to establish
development standards, regulations and guidelines that will ensure quality development
within the Specific Plan Area that (a) contributes to the City's employment and revenue base,
(b) permits the development of a vibrant town center that will become a destination and
gathering place for the community, (c) designates a land use district for two public parks on
approximately 18 acres of land and a public park overlay for an additional 2 acres of public
park space, for a total of approximately 20 acres of public park space, (d) provides a variety
of housing opportunities, (e) is generally consistent with the applicable goals and policies of
the General Plan, and (f) is compatible with surrounding land uses. The development
standards, regulations and guidelines, and the related public and private facility plans,
establish a comprehensive development program for the Specific Plan Area.
5.3 Relationship of this Specific Plan to the Existing Specific Plan
This Cypress Town Center and Commons Specific Plan 3.0 supersedes and replaces the 2018
Specific Plan, and the 2018 Specific Plan has been repealed and has no further force or
effect.
5.4 Relationship of the Specific Plan to the General Plan
Pursuant to Section 65454 of the Government Code, a specific plan shall be consistent with
the local jurisdiction's general plan. The development standards, regulations and guidelines in
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 5. Im
this Specific Plan are generally consistent with the applicable goals and policies in the Cypress
General Plan, as discussed in Chapter 6.
5.5 California Environmental Quality Act Compliance
In accordance with 'Measure D, the 2018 SPIan was approved by the voters of the
City of Cypress on June 5, 2018 as part of a ballot initiative titled "Measure A" and referred to
as the Cypress Town Center and Commons 2.0 Initiative. For that reason, no environmental
review under the California Environmental Quality Act (CEQA) was required in connection with
the 2Ol8Specific Plan (l4Cal. Code Regs.§ 15378(b)/3\>. However, discretionary approvals
for development projects pn}pOsedvvithiDthe3peCifiCP|anAn5aUOde[this3pecifiCshOUb8
subject to environmental review under CEQA, unless such development project is Bwernptfn]rn
environmental review pursuant to the CEQA statute or the State CEQA Guidelines or to the
extent that environmental review under CEQA has already been completed for such
development project.
This Specific Plan was prepared in connection with the City's Housing Element Implementation
Project (Implementation PjeCU'vvhichimp|erneOtsthe City's updated 2O2l-2O29Housing
Element that the City Council adopted on June 27, 2022. The updated Housing Element
includes the addition of 676 multi -family residential units within portions of the Specific Plan
Area beyond the number of multi -family residential units permitted under the 2018 Specific
Plan. This necessitated the repeal of the 2018 Specific Plan and its replacement with this
Specific Plan. Pursuant to the 2018 Specific Plan, City of Cypress voters most approve this
Specific Plan. In accordance with the CEQA, the City prepared a Draft Program
Environmental Impact Reporf (Draft PEIR) for the Projectject that, among other things, analyzed
the environmental impacts associated with the additional 676 multi -family residential units
allowed in the updated Housing Element on portions of the Specific PIan Area. The City
circulated the Draft PEIR for public comment on May 7, 2024, for a 45 -day review period. The
City responded to comments on the Draft PEIR and incorporated the comments and
responses into the Final Program Environmental Impact Report for the Implementation Project,
which the City Council certified on July 8, 2024. On July 8, 2024, the City Council also
approved the Implementation Project pursuant Re5O|uhon No. , subject to
voter approval of this Specific PIan.
On November 5, 2024the voters of the City of Cypress approved this SPIan pursuant to
a ballot initiative titled "Measure ^ and referred to as the "Cypress Town Center and
Commons Housing Initiative. As a result of that voter approval this Specific PIan superseded
and replaced the 2018 Specific PIan.
5.6 Amendments and Adjustments
5.6.1 Amendments
Notwithstanding anything to the contrary in Section 65453(a) of the Government Code, this
Specific PIan may only be amended or repealed by a vote of the people. However,
notwithstanding anything to the contrary in this Section 5.6 or any other provision of this Specific
Plan or "Measure ^' a vote of the people shall not be required with respect to a proposed
adjustment of this Specific Plan in accordance wifh Section 5.6.2, below.
5.6.2 Adjustments
This adjustment procedure is established to allow the Director of Community Development to
approve modifications to this Specific Plan that do not substantially alter the distribution, location,
extent or density of the uses, improvementand facilities required pursuant to this Specific PIan, in
accordance with the procedures set forth in Section 4.19.050 (Adjustments) of the Cypress Zoning
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 5. Implementation
Ordinance (or any successor ordinance), provided that, notwithstanding anything to the
contrary in Section 4.19.050 (or any successor ordinance), (a) the Director of Community
Development shall be required to approve any requested adjustment if the following findings
can be made in a positive manner: (i) the proposed adjustment is generally consistent with the
intent of this Specific Plan and (ii) the proposed adjustment is one of the permitted adjustments
described below, and (b) in the event that an application or applications are submitted to the
City for a development project that request multiple entitlements, including one or more
requested adjustments, then the City Council, acting as the City's planning agency, shall have
original jurisdiction with respect to such adjustment(s) and shall consider and take action on the
requested adjustment(s) together with the other requested entitlements. The approval of an
adjustment pursuant to this Section 5.6.2 does not constitute an amendment to the Specific Plan
and does not require a vote of the people.
The adjustments allowed shall be limited to the following:
1. Changes in the boundaries of any Land Use District or Subdistrict that result in less than a
10% change in the original acreage within any Land Use District Areas, provided that (a)
in no event shall the Public Park District include less than 18 acres of land and (b) in no
event shall the size of the Public Park Overlay be less than 2 acres.
2. The transfer of up to 5% of the number of residential units allowed or required in a
Residential Subdistrict, the Senior Housing/Medium-Density Residential District, the Mixed -
Use (Town Center/MFR) District, the Mixed -Use (Town Center/HDR) District or the Medium -
Density Residential District to the other Residential Subdistrict and/or such other Land Use
District(s), provided that the total number of residential units in the Residential District, the
Mixed -Use (Town Center/HDR) District shall not exceed 1,926 units.
3 The following modifications in development standards:
a. To reduce a lot, yard or setback, or building area requirement by not more than
20% of that otherwise specified in this Specific Plan.
b. To increase the floor area for non-residential uses within the Mixed -Use (Town
Center/HDR) District or the Mixed -Use (Town Center/MDR) District by not more than
10% of that otherwise specified in this Specific Plan.
c. To increase the height of structures by not more than 10% of that otherwise
specified in this Specific Plan, but only with respect to non -town center structures
located in the Mixed -Use (Town Center/MDR) District, non -town center structures
located in the Mixed -Use (Town Center/HDR) District and structures located in the
Public Park District or the Public Park Overlay.
d. To decrease the landscape area requirements by not more than 10% of that
otherwise specified in this Specific Plan.
e. To increase the maximum allowable parcel coverage by not more than 10% of that
otherwise specified in this Specific Plan.
To increase the allowed projection of eaves, fireplaces, landings, masonry
chimneys, overhangs, stairways, and steps into any required front, side, or rear
setback or width between structures by not more than 10% of that otherwise
specified in this Specific Plan.
To decrease the required interior side setback for uses within the Residential District
to a minimum of three feet for the purpose of constructing a room addition to the
primary dwelling unit. The room addition shall maintain the same or greater
setback distance from the interior side parcel line as the primary dwelling. Garages
g.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 5. Implementation
and other accessory structures shall not be used to justify a reduced interior side
setback.
4. Modifications to the conceptual layout of circulation and infrastructure plans shown in
Figures 2-3, 2-4 and 2-5 in Chapter 2 of this Specific Plan, the sizing of infrastructure
facilities and the width of street sections, based on more detailed site planning, traffic
studies, environmental review and/or civil engineering.
5. Other minor modifications to, or minor relief from, the standards, regulations,
requirements and restrictions in this Specific Plan as the Director of Community
Development finds is consistent with the intent of this Section and similar to the permitted
adjustment described above.
5.7 Administration
Although every effort has been made to include provisions in this Specific Plan that are clear,
the necessity of interpreting such provisions in light of specific and unusual cases may occur
from time to time. When such interpretation is necessary, the Director of Community
Development shall be responsible for the interpretation of the provisions of this Specific Plan,
subject to appeal to the City Council. The Director of Community Development shall be the
City administrator responsible for enforcing the standards, regulations and procedures set forth
in this Specific Plan. The Director of Community Development shall have the administrative
authority for interpretation related to the enforcement of this Specific Plan.
5.8 Site Plan Review
This Specific Plan shall be implemented through site plan review. A site plan shall be required
for (1) all residential construction within the Specific Plan Area, with the exception of
Qualifying Multi -Family Residential Projects (as defined in Section 5.8.7, below), new accessory
buildings or structures, such as garages, carports, swimming pools and sheds, room additions,
alterations to existing buildings and structures and similar construction that comply with all
applicable development standards, and except as otherwise provided under State law, and
(2) all non-residential and mixed-use construction of new buildings or additions to existing non-
residential and mixed-use buildings within the Specific Plan Area, with the exception of new
buildings, building additions and accessory buildings that do not exceed 3,000 square feet.
The approval of site plan review shall be required prior to issuance of building permits and, in
the event that an application or applications have been submitted to the City for a
development project that request multiple entitlements, including the approval of site plan
review, then the City Council, acting as the City's planning agency, shall have original
jurisdiction with respect to the site plan review application concurrently with its consideration
and action on the other requested entitlements. The requirement for site plan review for
development projects that require the approval of a subdivision map, but where no
developer plan has been proposed, may be satisfied by submitting to the City a site plan that
includes only information relating to the existing use, if any, of the applicable property.
The site plan review procedure is necessary for the following reasons:
1. To ensure consistency with the intent of this Specific Plan.
2. To encourage innovative town center and residential design and development.
3. To assure substantial long-range compliance with the General Plan.
4. To adapt to specific or special development conditions that occur from time to time
while continuing to implement this Specific Plan.
5. To promote compatibility of uses within the Specific Plan Area.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 5. Implementation
5.8.1 Procedures
The site plan shall include plans, drawings, illustrations, designs, reports and other detailed
information as required herein, and shall be submitted to Planning Division of the Community
Development Department for review and comment. Applicants are encouraged to submit
preliminary plans for review and comment by the Planning Division prior to the preparation of
a final site plan. Comment from other City departments and service agencies shall be sought
by the Planning Division prior to the preparation of a recommendation by the Director of
Community Development with respect to the final site plan. Following such administrative
review, the Director of Community Development shall prepare a staff report with his/her
recommendations, which shall be submitted along with the final site plan to the City Council
at the earliest possible regular meeting. The City Council shall approve, conditionally approve
or disapprove the site plan review in accordance with Section 5.8.5, below.
5.8.2 Environmental Determination
The site plan review process is discretionary, and is therefore potentially subject to the
requirements of CEQA. Upon submittal of a site plan review application by an applicant, the
Planning Division shall review the same and determine whether environmental review is
required under CEQA and, if so, the appropriate level of environmental review. The City
Council may not approve the application until such time as any required environmental
review under CEQA has been completed and the City Council has adopted or certified, as
applicable, the appropriate CEQA document.
5.8.3 Time Limitation
The approval of site plan review in accordance with this policy shall be valid for a period of
three years from the effective date of approval. The approval shall lapse after such three-
year period unless either (a) the privileges under the site plan review approval have been
exercised by the grantee, which privileges shall be deemed exercised if the developer has
demonstrated a good -faith intent to proceed with the development of the project in
accordance with State law, or (b) before the date on which the site plan review approval will
lapse, the grantee or the City files an application to extend such approval in compliance with
the following sentence. The Director of Community Development may, in the exercise of
his/her sound discretion, extend the duration of a site plan review approval for three
additional periods of 12 months each, provided that the extension application is filed with the
Community Development Department prior to the expiration date. The Director of
Community Development may approve or disapprove an application for the extension of a
site plan review approval, subject to appeal to the City Council in accordance with Section
5.27.040 of the Zoning Ordinance. As part of the action, the Director may, in the exercise of
his/her sound discretion, also modify existing conditions of approval or add new conditions to
reflect any change in circumstances related to the applicable development project and
surrounding properties.
5.8.4 Site Plan Requirements
A site plan shall consist of plans, drawings, illustrations, designs, and any other detailed
information as required to determine compliance with the provisions of the Specific Plan when
development projects are proposed on portions of the Specific Plan Area. The following list of
plans and information is required:
1. All applicable tentative tract maps or tentative parcel maps.
2. A physical description of the site, including boundaries, easements, existing topography,
natural features, existing buildings, structures and utilities.
3. Location, grades, widths and types of improvements proposed for all streets.
4. A site plan depicting the location of all proposed structures, landscape and hardscape
areas, parking areas, walks, internal circulation, access, adjacent streets, sign type and
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placement and fence/wall type and placement. In addition, elevations (for all sides), a
materials board and one set of colored elevations shall be required as part of site plan
review.
5. Description of the extent to which design guidelines have been incorporated into the site
plan.
6. A tabulation of square footage, area devoted to parking, number of parking spaces,
landscape coverage, building coverage, and building or other structure heights for all
proposed commercial uses within the Mixed -Use (Town Center/MDR) and Mixed -Use
(Town Center/HDR) Districts.
7. A tabulation of the number of residential units in any residential project.
5.8.5 Findings for Approval of Site Plan Review
The Director of Community Development shall make a recommendation to the City Council to
approve, conditionally approve or deny an application for site plan review based on the
following findings, and the City Council shall make all of the following findings in order to
approve or conditionally approve any such application:
1. The proposed project is compatible with the intent and purpose of this Specific Plan and
the regulations herein.
2. Development pursuant to the site plan will not be materially detrimental to the public
health, safety or general welfare.
5.8.6 Compliance with Objective Design Standards
All multi -family residential development within the Specific Plan Area shall comply with the
applicable requirements in Section 3.17.310 (Objective Standards For Multi -Family Dwellings) of
the Zoning Ordinance, except as otherwise (a) required or permitted by State law or
(b) provided under this Specific Plan.
5.8.7 Exception for Multi -Family Residential Projects with Affordable Housing.
A multi -family residential project within the Specific Plan Area where 20 percent or more of the
residential units are affordable to a lower income household (Qualifying Multi -Family
Residential Project) shall be exempt from the site plan review requirement in this Section 5.8.
"Lower income household" shall mean household whose income does not exceed the low-
income limits applicable to Orange County, as defined in California Health and Safety Code
section 50079.5 and published annually pursuant to Title 25 of the California Code of
Regulations, section 6932 (or its successor provision) by the California Department of Housing
and Community Development. A Qualifying Multi -Family Residential Project shall be reviewed
ministerially for compliance with all applicable objective standards contained in this Specific
Plan and the Zoning Ordinance, including, to the extent applicable, Section 3.17.310
(Objective Standards for Multi -family Dwellings) of the Zoning Ordinance.
5.9 Severability
This Specific Plan serves as the implementation tool for the General Plan. In the event that any
provision of this Specific Plan or its application to any person or circumstance is held to be
invalid or unconstitutional by a court of competent jurisdiction, such provision shall be deemed
separate, distinct and independent, and shall not affect the validity of the remaining
provisions of this Specific Plan or applications thereof, which can be implemented without the
invalid provision or application.
5.10 Phasing
This section of this Specific Plan sets forth the potential timing and sequence of development
within the Specific Plan Area. There are many factors that contribute to the eventual pattern
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of development, including adequate level of infrastructure, market considerations, financing
and the present operation of Los Alamitos Race Course.
It is the primary intention of this conceptual phasing plan to identify areas that can be
developed while the Race Course remains in operation. However, this phasing plan is
conceptual and a guideline and does not mandate any particular order of development or
dictate any required phasing of infrastructure improvements. The actual phasing of
development may be different from the conceptual phasing plan and will be dictated by
numerous factors such as market conditions, financing considerations and the timing of the
closure of the Race Course that are not predictable at this time. Without limiting the
generality of the foregoing, the development of the approximate 4 acres of land currently
owned by Seacoast Grace Church may not proceed according to the sequence shown on
the Conceptual Phasing Plan.
Figure 5-1 depicts the Conceptual Phasing Plan. Phase 1 is the development of a portion of
the Mixed -Use (Town Center/HDR) District and the western Public Park District (other than
approximately 1.2 acres in the southwestern corner of the western Public Park District on which
a maintenance yard for the Race Course is currently operated, which is anticipated be
improved and added to Lexington Park following the closure of the Race Course). Phase 2
includes the development of the northern portion of the Senior Housing/Medium-Density
Residential District and the northwest portion of the Residential District. Phase 3 consists of the
development of the remainder of the Residential District and the Medium -Density Residential
District, the central Public Park District, and additional portion of the Mixed -Use (Town
Center/HDR) District and a portion of the Mixed -Use (Town Center/MDR) District. Phase 4 is the
development of the remainder of the Mixed -Use (Town Center/HDR) District and the
remainder of the Mixed -Use (Town Center/MDR) District.
5.11 Financing
The developers of the Specific Plan Area will be responsible for all onsite improvements and
infrastructure with respect to all commercial and residential development thereon and will pay
their respective fair shares of any required offsite improvements relating to such development.
Basic funding approaches include, but are not limited to:
• Assessment districts established pursuant to the Municipal Improvement Act of 1913 for
construction or acquisition of a wide variety of public improvements.
• Community facilities districts established by public agencies pursuant to the Mello Roos
Community Facilities Act of 1982 to construct and provide public services and
Improvements.
Improvements and fees that may be financed in this manner include, but are not limited to:
1. Water and sewer facilities
2. Roadways, including landscaping, lighting and signs
3. Storm drains, drainage channels, and retention basins
4. Telephone, gas, electric and cable television facilities
5. Parks, open space and recreational improvements.
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6 GENERAL PLAN CONFORMANCE ANALYSIS
6.1 Relationship of Specific Plan to General Plan
This Specific Plan was approved by the voters on November 5, 2024 as part of a ballot initiative
titled "Measure " and known as the "Cypress Town Center and Commons Initiative 3.0."
The previously established "Specific Plan" land use designation for the Specific Plan Area will
allow the eventual development of at least 20 acres of public parks in the City, permit the
development of a new town center that is intended to be a gathering place for the entire
community, increase the City's tax base and provide significant revenue for the City, establish
new employment centers and encourage single-family, multi -family and senior housing and
related facilities. The permitted land uses are compatible with the existing adjacent
residential, senior housing, church, commercial and retail uses previously developed within
and near the Specific Plan Area. This Specific Plan provides specific development standards,
regulations and guidelines that will assure quality development and minimize potential land
use conflicts with surrounding uses.
The previously established zoning designation of "PC (Planned Community)" for the Specific
Plan Area is consistent with the General Plan land use designation of "Specific Plan" for the
Specific Plan Area.
The City's 2021-2029 Housing Element includes a State -mandated sites inventory that assigns
zoning to facilitate the addition of 3,936 housing units in Cypress (Cypress' Regional Housing
Needs Assessment). Voter approval of this Specific Plan was required to modify the permitted
uses and development standards for portions of the Specific Plan Area set forth in the 2018
Specific Plan to allow 676 of the additional 3,936 units assigned in the 2021-2029 Housing
Element. These modifications include (1) modifying the names of some of the Land Use
Districts, (2) changing the permitted residential use in the Medium -Density Residential District
(previously a portion of the Residential District and Single -Family Detached Subdistrict in the
2018 Specific Plan) from single-family to multi -family use, (3) increasing the maximum
residential density in the Mixed -Use (Town Center/HDR) District (which was previously the Town
Center District, the Mixed -Use (Town Center/SFD/MDR) District and a portion of the Mixed -Use
(Town Center/MDR) District in the 2018 Specific Plan) to 30 dwelling units/gross acre and
(4) increasing the aggregate maximum number of residential units in the Specific Plan Area to
1,926 units (including the 135 residential units previously developed as the Melia Project).
Based on the consistency analysis below, this Specific Plan is consistent with the General Plan.
6.2 General Plan Conformance Analysis
Section 65450 et seq. of the Government Code allows the adoption and administration of
specific plans as an implementation tool for elements contained within a general plan.
Specific plans must demonstrate consistency between its regulations, guidelines and programs
and the local general plan.
This Specific Plan is consistent with the applicable development goals and policies in the
General Plan, which is comprised of eight elements, including the Land Use, Circulation,
Conservation/Open Space/Recreation, Noise, Housing, Safety, Growth Management and Air
Quality Elements. The General Plan elements have been reviewed and their applicable goals
and policies addressed as they pertain to development within the six Land Use Districts
established hereunder. The general consistency of this Specific Plan with applicable goals
and policies in the General Plan is discussed below.
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6.2.1 Land Use Element
Applicable Land Use Goals and Policies
Goal 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 City Residents.
Policy LU -1.2: Allow for multi -family infill in designated areas to satisfy regional housing
needs.
Policy LU -1.4: Locate residential uses within close proximity of commercial centers to
encourage pedestrian access, and to provide a consumer base for commercial uses.
Policy LU -1.5: Encourage the development of neighborhood -serving commercial uses in
areas of Cypress presently underserved by such uses.
Goal LU -2: Ensure that new development is compatible with surrounding land uses, the
circulation network, availability of public facilities, and existing development constraints.
Policy LU -2.1: Ensure a sensitive transition between commercial or business park uses and
residential uses by implementing precise development standards with such techniques as
buffering, landscaping, and setbacks.
Policy LU -2.2: Where residential/commercial mixed use is permitted, ensure compatible
integration of adjacent uses to minimize conflicts.
Policy LU -2.7: Encourage the provision of pedestrian linkages between adjacent
commercial uses and commercial and residential uses to encourage pedestrian activity
and reduce vehicle trips.
Goal LU -3: Revitalize older commercial and residential uses and properties.
Policy LU -3.1: Encourage and continue the use of redevelopment activities in the Civic
Center project area, on Lincoln Avenue, and on the Los Alamitos Race Track and former
Cypress Golf Club.
Goal LU -4: Improve urban design in Cypress to ensure that development is both
architecturally and functionally compatible and to create identifiable neighborhoods,
commercial, and business park districts.
Goal LU -5: Ensure that public facilities and services are available to accommodate
development allowed under the General Plan and Zoning Ordinance.
Goal LU -12: Establish land use patterns that protect the public from impacts (noise, potential
accidents) associated with the Joint Forces Training Center (JFTC) Los Alamitos.
Policy LU -12.3: Continue to prohibit new residential development on existing vacant land
within the 65 CNEL contour of the Joint Forces Training Center (JFTC) Los Alamitos.
Goal LU -14: Attract high quality businesses to Commercial and Business Park areas.
Policy LU -14.3: Assist in the development of the property surrounding the Los Alamitos
Race Course by providing site marketing and city permit procedure assistance.
Goal LU -17: Facilitate the expansion of the local serving retail sector.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 Conformance Analysis '
Method of Implementation
This Specific Plan is consistent with the goals and policies described above. The Specific PIan
Area is located in an area of Cypress developed with residential, commercial, retail, business
park, and Iight industrial uses. Business parks have previously been developed on the east and
west sides of Waiker Street and west of Lexington Drive. There is an existing residential
neighborhood north of Cerritos Avenue. The area along the north side of Katelia Avenue
includes existing and approved commercial, retail and senior housing uses. The area south of
KateIla Avenue includes commercial and retail development, and beyond that a residential
area. Multiple churches are Iocated in and adjacent to the Spedfic PIan Area.
The implementation of the Specific Plan will revitalize the entire Specific Plan Area, which
includes the Race Course Property and the GoIf Course Property, sites that the Land Use
Element specifically targef for redevelopment. The establishment of the Residential District will
encourage the development of a variety of high-quality housing in close proximity to the
multiple planned public parks and town center within the Specific Plan Area and other
commercial/retail uses along Kat8UaAvenVe. The Mixed -Use (Town Center/HDR) District and
Mixed -Use (Town Center/HDR) District (Mixed -Use Districts) will facilitate the development of a
vibrant town center and gathering place for the community that includes a balanced mix of
retail, enterfainment, commercial and residential uses. The Mixed -Use Districts, the Medium -
Density Residential District and the Senior Housing/Medium-Density Residential District allow
significant opportunities for medium -density and higher -density residential development to
meet the City's regional housing needs as reflected in its 2021-2029 Housing Elements. The
Public Park District and Public Park Overlay provides for multiple public parks with opportunities
for active and passive recreation for all ages in close proximity to residents. The Senior
Housing/Medium-Density Residential District aliows housing and related care facilities for
seniors, a growing demographic group, as well as medium -density residential uses.
Future development within the Senior Housing/Medium-Density Residential District and the
Single -Family Detached and Single -Family Attached Subdistricts will provide a variety of
housing in close proximitytOtheCOmmencia|andopeO5pQceVsesinthePUb|icPOd8Ond
Mixed -Use Districts. In addition, bofh Mixed -Use Districts permit the development of residential
housing infegrated with neighborhood commercial and retail services. Trails and greenways
will connect the residential Subdistricts and Senior Housing/Medium-Density Residential District,
and provide convenient pedestrian and bike access to the public parks and town center
areas. The Mixed -Use Districts are located adjacent to existing retail and commercial
developments and encourages growth of retail commercial uses. Retail and commercial
development within the Mixed -Use Districts will create a desirable and sustainable commercial
center for future residents within the Specific Plan Area as well as the surrounding communities.
The new development permitted under this Specific Plan will be compatible with the existing
and approved uses in the surrounding area. The mix of retail, entertainment, commercial and
residential uses permitted in the Mixed -Use Disfricts is consistent with the existing and approved
commercial and retail uses on both sides of Katelia Avenue. The residential uses permitted in
the Residential District and the Senior Housing/Medium-Density Residential District are
consistent with the existing residential uses fothe north of Cerritos Avenue and south of Katelia
Avenue, as well as the senior housing community to be developed adjacent to the Specific
Plan Area. The development standards that govern the Residential District and the Senior
Housing/Medium-Density Residential District ensure fhat residential development adjacent to
Cerritos Avenue will be compatible with the existing residential neighborhood to the norfh of
Cerritos Avenue. In addition, the senior housing and medium -density residentiaP uses
permitted in the Senior Housing/Medium-Densify Residential District are fully compatible with
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the approved senior housing and commercial/retail uses to the southeast along KateIla
Avenue.
The development standards, regulations and guidelines in this Specific Plan will also ensure
sensitive transitions between the various retail, commercial, residential and open -space uses
within the Specific Plan Area, and between those uses and the surrounding residential,
commercial, retail and business park uses.
The Residential District is located adjacent to the Public Park and Mixed -Use Districts, allowing
convenient pedestrian access to the central public park and retail/entertainment area.
The establishment of the Land Use Districts, together with development standards, regulations
and guidelines in this Specific Plan, will ensure that development within the Specific Plan Area
is both architecturally and functionally compatible with surrounding uses and create
identifiable residential neighborhoods and commercial districts. The Residential District
contains two Subdistricts that will create distinct, identifiable neighborhoods that are
compatible with the character of nearby residential neighborhoods. The Mixed -Use Districts
will attract high-quality businesses and will serve as a public gathering place for the
community.
As described in Chapter 2 (Development Plan), the Circulation, Water, Wastewater and
Drainage Plans for the Specific Plan Area will ensure that public facilities and services are
available to accommodate the development allowed under this Specific Plan.
Development pursuant to this Specific Plan will be consistent with the height and noise
limitations and notification requirements in the Airport Environs Land Use Plan (AELUP) for the
Joint Forces Training Base, Los Alamitos (JFTB), as described in the Safety Element of the
General Plan (where it is identified by its former name, the Joint Forces Training Center), and
therefore will not constitute an aviation hazard. No portion of the Specific Plan Area where
residential uses are permitted is located in an area of noise incompatibility for residential uses
(Le., within the 65 CNEL contour in the AELUP). All future development within the Specific Plan
Area will be consistent with the applicable height and noise limitations associated with the
JFTB.
6.2.2 Circulation Element
Applicable Circulation Goals and Policy
Goal CIR-1: Maintain a safe, efficient, economical, and aesthetically pleasing transportation
system providing for the movement of people, goods, and services to serve the existing and
future needs of the City of Cypress.
Policy CIR 1.3: Encourage development which contributes to a balanced land use,
which in turn serves to reduce overall trip lengths (i.e., jobs/housing balance, locate retail
in closer proximity to resident/patrons).
Goal CIR-2: To facilitate alternative modes of transportation, including public transportation,
bicycles, ridesharing, and pedestrians, to support the land use plans and related
transportation needs.
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Method of Implementation
This Specific Plan is consistent with the General Plan Circulation Element goals and policies
described above. The Circulation Plan described in Section 2.3 of this Specific Plan depicts
the backbone circulation improvements within the Specific Plan Area. The Land Use Districts
established in this Specific Plan are organized such that residential uses are located in close
proximity to employment centers and retail uses, thereby promoting alternative forms of
transportation (e.g., walking and cycling) and reducing vehicle miles traveled. The
development of neighborhood entertainment and retail uses within the Mixed -Use Districts will
also reduce vehicular trip generation by providing local employment opportunities and retail
and entertainment destinations within walking distance from nearby residential
neighborhoods.
Primary access to the Specific Plan Area will be from KateIla Avenue, which is designated as a
Major Arterial in the Circulation Element of the General Plan, Cerritos Avenue, which is
designated as a Primary Arterial in the Circulation Element, and the extension of Vessels Circle.
Additional access to the site may be provided by Enterprise Drive and Lexington Drive. The
Circulation Plan includes backbone circulation improvements for the Specific Plan Area.
These improvements include the extension of Moody Street south of Cerritos Avenue, the
extension of Vessels Circle to the west, the extension of Siboney Street north of KateIla Avenue,
as well as the future required widening of Lexington Drive adjacent to the Specific Plan Area.
Individual development projects within the Specific Plan Area will be required to conform to
applicable City standards and criteria, including the City's street standards and other
requirements relating to traffic circulation.
Greenways and pedestrian and biking trails are envisioned to facilitate alternative modes of
transportation by connecting the Residential District to the central public park and town
center areas and the Senior Housing/Medium-Density Residential District to the western public
park. In addition, the Mixed -Use Districts are envisioned as pedestrian -friendly entertainment
and retail destinations, designed for patrons to stroll by the various businesses.
6.2.3 Conservation/Open Space/Recreation Element
Applicable Conservation/Open Space/Recreation Element Goals and Policies
Goal COSR-1: Conserve ground water and imported water resources.
Policy COSR 1.2 Promote the use of native trees in landscaping to conserve water
resources.
Policy COSR 1.3: Protect groundwater resources from depletion and sources of pollution.
Policy COSR 1.4: Conserve imported water by utilizing water conservation techniques,
water conserving appliances, and drought -resistant landscaping.
Goal COSR-3: Conserve energy resources through the use of available technology and
conservation practices.
Policy COSR-3.1: Encourage innovative site planning and building designs that minimize
energy consumption by taking advantage of sun/shade patterns, prevailing winds,
landscaping, and building materials.
Policy COSR-3.2: Encourage new development and existing structures to install energy
saving features.
Goal COSR-4: Reduce solid waste produced in the City.
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Goal COSR-6: Provide recreation/park facilities and programs for all those who live and work
in Cypress.
Policy COSR-6.1: Continue to require new developments to provide recreational
opportunities for their residents in accordance with the City's park standard, three acres
of parkland per 1,000 residents.
Policy COSR-6.6: Design new and renovated parks for convenient and accessible use by
handicapped, elderly, and otherwise less mobile persons within the community.
Goal COSR-8: Preserve open space resources to maintain the high quality of life in Cypress.
Policy COSR-8.1: Continue to ensure that adequate useable private open space is
provided in residential developments, and that such areas are maintained as open
space into perpetuity.
Policy COSR-8.2: Promote visually pleasing landscaped corridors and a sense of
spaciousness throughout the community.
Method of Implementation
This Specific Plan is consistent with all of the Conservation/Open Space/Recreation Element
goals and policies described above. The development standards in Chapter 3 and the
sustainable guidelines in Chapter 4 (Sustainable Guidelines) of this Specific Plan set forth the
development standards, setback requirements and guidelines that can be utilized to ensure
that water and energy conservation features are integrated into development projects within
the Specific Plan Area. Specifically, Chapter 4 discusses development options that will
improve conservation of resources. Section 4.2 sets forth methods to reduce storm water
runoff and improve water quality and groundwater recharge. The guidelines identified in
Section 4.8 assist in the conservation of water resources. Section 4.3 encourages the use of
native and drought tolerant plants and the use of efficient irrigation systems that reduce water
demand. The guidelines contained in Sections 4.4, 4.5, 4.6, and 4.7, relate to the use of certain
building materials, indoor air quality, lighting, and building envelope considerations to
promote specific methods of conservation and energy efficiency. Solid waste generated by
the project would be required to comply with Chapter 12 of the Cypress Municipal Code, as
well as the Source Reduction and Recycling Element and AB 939, consistent with the General
Plan.
The Specific Plan provides for a minimum of 20 acres of public park space that will be
permanently maintained as open space. Additional private open space and recreational
facilities are envisioned in the Senior Housing/Medium-Density Residential District, the Single -
Family Attached Subdistrict and potentially in the Single -Family Detached Subdistrict, the
Medium -Density Residential District, the Mixed -Use (Town Center/MDR) District and the Mixed -
Use (Town Center/HDR) District. The ample open space within the Specific Plan Area is
consistent with Policy COSR-6.1 that new development projects provide recreational
opportunities for their residents in accordance with the City's park standard of three acres of
parkland per 1,000 residents. The open space and parklands envisioned in the Specific Plan
Area will enhance the quality of life for all residents by providing various opportunities of
passive and active recreation.
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6.2.4 Noise Element
Applicable Noise Element Goals and Policy
Goal N-1: Reduce noise impacts from transportation noise sources.
Goal N-2: Incorporate noise considerations into land use planning decisions.
Goal N-3: Minimize noise spillover from commercial uses into nearby residential
neighborhoods.
Goal N-4: Minimize the noise impacts associated with the development of residential units
above ground floor commercial uses in mixed use developments.
Method of Implementation
This Specific Plan is consistent with all of the General Plan Noise Element goals and policy
described above. Noise levels would also have to comply with the applicable standards in
the General Plan Noise Element and the City's Noise Ordinance, as well as the applicable
noise requirements in the Airport Environs Land Use Plan for the Joint Forces Training Base, Los
Alamitos. The development standards in Chapter 3 of this Specific Plan, including the building
setback requirements set forth therein, will soften and buffer development from surrounding
noises generated by existing or future development projects.
It is anticipated that residential and related development in the Residential, Senior
Housing/Medium-Density Residential, Medium -Density Residential, Mixed -Use (Town
Center/MDR) and Mixed -Use (Town Center/SFR/MDR) Districts will be oriented away from
potentially excessive noise -producing non-residential uses. Similarly, non-residential uses in the
Mixed -Use (Town Center/MDR) and Mixed -Use (Town Center/HDR) Districts will be developed
in a manner that minimize noise impacts on future residents. In order to minimize any noise
impacts on residents associated with the development of residential units above ground -floor
commercial uses in the Mixed -Use Districts, the permitted non-residential uses anticipated on
the ground floor will be retail uses that have minimal noise impacts.
As previously discussed, no portion of the Specific Plan Area where residential uses are
permitted is located within 65 dB CNEL Contour for the JFTB, consistent with Land Use Element
Policy LU -12.3.
6.2.5 Housing Element
Applicable Housing Element Goals and Policies
Goal HOU-3: Encourage the provision of a wide range of housing by location, type of unit,
and price to meet the existing and future needs of Cypress residents. Establish a balanced
approach to meeting housing needs of both renter and owner households.
Policy HOU-3.4: Facilitate the development of senior housing with supportive services.
Policy HOU-3.6: Encourage use of sustainable and green building design in new and
existing housing.
Goal HOU-4: Ensure the provision of adequate housing sites through appropriate land use,
zoning, and specific plan designations to accommodate the City's share of regional housing
needs.
Policy HOU-4.4: Ensure compatibility of new residential development with existing
development to enhance the City's residential neighborhoods.
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Goal HOU-6: Promote equal opportunity for all residents to reside in the housing of their
choice.
Policy HOU-6.3: Encourage the provision of adequate housing to meet the needs of
families of all sizes.
Method of Implementation
This Specific Plan is consistent with all of the Housing Element goals and policies described
above. The Single -Family Detached and Single -Family Attached Subdistricts , Senior
Housing/Medium-Density Residential District, Mixed -Use (Town Center/MDR) District, Mixed -Use
(Town Center/HDR) District and Medium -Density Residential District provide for a wide variety
of housing opportunities to address a cross-section of housing needs in the community. The
residential uses permitted in the Single -Family Detached Subdistrict and the Senior
Housing/Medium-Density Residential District are compatible with the existing residential
neighborhood north of Cerritos Avenue.
Chapter 4 sets forth a list of sustainable guidelines for all development within the Specific Plan
Area, and new residential projects within the Specific Plan Area will also be subject to the
California Green Building Standards Code and the City's Residential Green Building
Suggestions and Water Efficient Landscape Guidelines. This Specific Plan authorizes the
development of up to 1,926 dwelling units within the Specific Plan Area and therefore meets
the City's goals and policies to meet the need of existing and future residents.
More specifically, the Residential, Senior Housing/Medium-Density Residential, Mixed -Use (Town
Center/MDR), Mixed -Use (Town Center/HDR) and Medium -Density Residential Districts offer a
range of housing types that provide housing options for a broad range of individuals and
families of all sizes and ages. This ensures a balanced approach to meeting housing needs of
both renter and owner households. The housing types contemplated by this Specific Plan are
intended to provide housing options at a range of price levels and promote equal opportunity
for all residents to reside in the housing of their choice. The establishment of the Senior
Housing/Medium-Density Residential District and the Mixed -Use (Town Center/MDR) District
provides an opportunity to develop additional senior housing and related uses to complement
the senior housing in the adjacent Barton Place project (now known as Ovation at Flora Park).
6.2.6 Safety Element
Applicable Safety Element Goals
Goal SAF -1: Protect residents, workers, and visitors from flood hazards, including dam
inundation.
Goal SAF -2: Protect life and property in Cypress from seismic events and resulting hazards.
Goal SAF -3: Minimize risks to life and property associated with the handling, transporting,
treating, generating, and storing of hazardous materials.
Goal SAF -4: Minimize property damage and injury to persons from underground pipeline
hazards.
Goal SAF -5: Protect life and property in Cypress from urban fires. Maintain the Orange County
Fire Authority's high level of service to community businesses and residents.
Goal SAF -6: Maintain the police department's high quality of service to the City.
Goal SAF -7: Use good design as a means to promote human safety.
Goal SAF -8: Protect Cypress residents from air operation accidents.
6-8
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 Conformance Analysis
Method of Implementation
This Specific Plan is consistent with all of the Safety Element goals described above. This
Specific PIan provides for an evaluation of public services and development within the
Specific PIan Area with respect to circulation, water supply, sanitary sewers, drainage, solid
waste disposal and energy. An efficient system for each of these services, together with
adherence to applicable development regulations, will contribute to public health and safety.
The City of Cypress is in a seismically active region, and within a dam inundation area. Future
development within the Specific Plan Area would be required to meet all applicable building
codes and standards with regard to dam inundation and seismicity. Any use, storage, or
transport of hazardous materials would have to be done in accordance with all applicable
federal, State and ocal laws. Prior to construction, agencies having jurisdiction over
underground pOvve, lines or pipelines would be consulted to ensure that no damage or i'UhSs
result from future construction within the Specific Plan Area. The Orange County Fire Authority
currently provides fire suppression services to the Specific Plan Area, and it is anticipated that it
would provide service to the entire Specific PIan Area when it 15 fully developed. The Cypress
Police Department currently provides police service to the Specific Plan Area, and it is
anticipated that it would continue to provide service to the Specific Plan Area.
As previously discussed, development pursuant to this Specific Plan will be consistent with the
height and noise limitations and notification requirements in the Airport Environs Land Use Plan
(AELUP) for the Joint Forces Training Base, Los Alamitos (JFTB), as described in the Safety
Element of the General Plan (where it is identified by its former name, the Joint Forces Training
Center), and therefore will not constitute an aviation hazard. No portion of the Specific PIan
Area where residential uses are permitted 15 located in an area of noise incompatibility for
residential uses (Le., within the 65 CNEL contour in the AELUP). The eastern portion of the
Specific Plan Area is located within the 100:1 Imaginary Surfaces area established in the AELUP
and currently shown on Exhibit SAF -7 in the Safety Element, which could potentially require
notification to the Federal Aviation Administration with respect to certain proposed structures
within the Specific PIan Area and a potential reduction in the height of such structures. All
future development within the Specific Plan Area will be consistent with the height and noise
Iimitations associated with the JFTB.
6.2.7 Growth Management
Applicable Growth Management Element Goals
Goal GM -1: Reduce traffic congestion.
Goal GM -2: Ensure that adequate transportation facilities are provided for existing and future
inhabitants of the City.
Goal GM -4: Strive to maintain the good ba!ance betweeri jobs and housing in Cypress.
Method of Implementation
This Specific Plan is consistent with all of the Growth Management Element goals described
above. Section 2.2, Circulation Plan, of this Specific Plan includes standards and requirements
to address traffic associated with development in the Specific Plan Area and Figure 2-3
depicts the backbone circulation improvements within the Specific Plan Area and the
required dedication to widen Lexington Drive. The Land Use Districts permit a variefy of
retail/commercial uses, housing and parklands in close proximity to each other, which will help
maintain a good jobs/housing balance, promote pedestrian activity and reduce vehicle miles
traveled.
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CYPRESS TOWN CENTER AND COMMONS SPECIFIC PLAN 2.0 Conformance Analysis
The Specific Plan permits a mix of residential and commercial/retail uses that will provide a
good balance of jobs and housing, and this combination of residential areas and employment
centers will greatly improve the existing jobs/housing balance within the Specific Plan Area,
which currently consists of commercial and institutional uses. The development of
retail/commercial uses within the Mixed -Use Districts and other Land Use Districts will also
reduce vehicular trip generation by providing local employment opportunities and
retail/commercial destinations in close proximity to nearby existing and proposed residential
neighborhoods.
6.2.8 Air Quality
Applicable Air Quality Element Goals and Policies
Goal AQ -1: Reduce air pollution through proper land use and transportation planning.
Policy AQ -1.3: Locate multi -family developments close to commercial areas to
encourage pedestrian rather than vehicular travel.
Policy AQ -1.4: Develop neighborhood parks near concentrations of residents to
encourage pedestrian travel to recreational facilities.
Policy AQ -1.5: Encourage design of commercial areas to foster pedestrian circulation.
Goal AQ -2: Improve air quality by reducing the amount of vehicular emissions in Cypress.
Goal AQ -4: Reduce emissions through reduced energy consumption.
Method of Implementation
This Specific Plan is consistent with the Air Quality Element goals and policies described above.
It permits a wide range of retail/commercial and residential uses within the Specific Plan Area
in close proximity to one another, which will reduce the need for onsite residents to use their
vehicles to purchase goods and services available in the Mixed -Use (Town Center/MDR) and
Mixed -Use (Town Center/HDR) Districts and other nearby retail/commercial sites. In addition,
the multiple public parks will be developed in the Public Park District (and, with regard to the
Public Park Overlay, elsewhere within the Specific Plan Area) in close proximity to all of the
residential areas within the Specific Plan Area and the existing residential neighborhood on the
north side of Cerritos Avenue, which will encourage pedestrian travel to recreational facilities.
As a result, fewer vehicle trips will be required to parks and other recreational areas in other
parts of the City. The town center areas are envisioned as pedestrian -friendly retail and
entertainment destinations designed to foster pedestrian circulation. Close proximity between
residential and non-residential uses leads to fewer vehicle trips and reduced energy
consumption, which in turn results in reduced emission of air pollutants. In addition, transit is
available on Katella Avenue.
Chapter 4 (Sustainable Guidelines) sets forth sustainable guidelines to reduce energy
consumption.