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Ordinance No. 1215 318 ORDINANCE NO. 1215 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA REPEALING THE LUSK-CYPRESS INDUSTRIAL PARK SPECIFIC PLAN, CYPRESS CORPORATE CENTER MASTER PLAN, CYPRESS CORPORATE CENTER AMENDED SPECIFIC PLAN, MCDONNELL CENTER AMENDED SPECIFIC PLAN, CYPRESS VIEW LIMITED SPECIFIC PLAN, AMENDED AND RESTATED CYPRESS BUSINESS AND PROFESSIONAL CENTER SPECIFIC PLAN, AND CYPRESS BUSINESS AND PROFESSIONAL CENTER SPECIFIC PLAN AMENDMENT 19-1 AND ADOPTING THE CYPRESS BUSINESS PARK SPECIFIC PLAN AND ADOPTING A NEGATIVE DECLARATION WHEREAS, the City Council desires to integrate and modernize the City's Business Parks through the adoption of a single, comprehensive Cypress Business Park Specific Plan ("Project"); and WHEREAS, the Project requires the following to be approved by the City Council: this Ordinance repealing the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan, Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment 19-1 and adopting the Cypress Business Park Specific Plan; a Resolution amending the Land Use Element and Land Use Policy Map of the City of Cypress General Plan to remove references to repealed Specific Plans and replace them with references to the Cypress Business Park Specific Plan, which Resolution is being considered by the Council concurrently herewith; an ordinance amending Subsections 2.06.050 (Commercial off-street parking requirements), 2.07.050 (Industrial off-street parking requirements), 3.14.050 (Development standards for parking), and 6.31.020 (Definitions of specialized terms and phrases) of Appendix I (Zoning) of the Cypress City Code to update off-street parking requirements and definitions pertaining to business park uses, which Ordinance is being considered by the Council concurrently herewith; and the adoption of Initial Study/Negative Declaration ("IS/ND"); and WHEREAS, the Cypress Business Park Specific Plan area encompasses the planning area of five existing Specific Plan documents and associated amendments (i.e., the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan and associated Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, and Amended and Restated Cypress Business and Professional Center Specific Plan and associated Cypress Business and Professional Center Specific Plan Amendment 19-1) and, therefore, repealing the five existing Specific Plans and associated amendments is necessary for adoption of the Cypress Business Park Specific Plan; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), an Initial Study/Negative Declaration(IS/ND)was prepared for the proposed project and released to the public on March 14, 2025, for a 20-day review period. All required notifications were provided pursuant to CEQA(Public Resources Code Section 21092.5)and all comment letters were incorporated into the Final IS/ND; and WHEREAS, on April 28, 2025, the City Council held a duly noticed public hearing and considered testimony on the Ordinance. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CYPRESS DOES ORDAIN AS FOLLOWS: SECTION 1.The City Council hereby specifically finds that all of the facts set forth in the above Recitals are true and correct and are incorporated herein as findings of the City Council. SECTION 2. Findings. Pursuant to Section 4.20.080 of Appendix I (Zoning) of the Cypress Municipal Code, the City Council finds, after due study and deliberation that the following circumstances exist: 1. The proposed Project is in conformance with the goals, policies, and objectives of the general plan. The Project is consistent with the following General Plan Land Use Element Goals: LU-10, to "carefully regulate future development in the Business Park to ensure the current high quality environment is maintained"; LU-14, to "attract high quality businesses to Commercial and Business Park areas"; LU-15, to"retain and facilitate the expansion of businesses throughout the City"; and, LU-16, to "continue to diversify the Cypress Business Park to maintain its competitiveness"; and the Project furthers these goals by providing a comprehensive and 319 modernized plan for 439 acres of the Cypress Business Park that addresses current and projected economic conditions and land uses, streamlines approval processes, and provides updated development and performance standards that serves to attract new businesses and maintain the high-quality environment of the Business Park. 2. The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), would ensure that the proposed Project would not endanger, jeopardize, or otherwise constitute a hazard to the public health, safety, or general welfare, or injurious to the property or improvements in the vicinity and base zoning districts for the 439 acres of the Cypress Business Park. The Cypress Business Park Specific Plan includes development standards, infrastructure improvements, and operational guidelines that ensure compatibility with surrounding uses and promote safe, functional site design. The proposed design, location, size, and layout of future development within the Project area will provide for adequate access by public and emergency vehicles, including police, fire, and paramedic services. The plan is also supported by existing and planned infrastructure, including water, wastewater, storm drainage, and solid waste services. As such, implementation of the Project will not create hazards or adverse impacts to public health, safety, or welfare, nor will it be detrimental to surrounding properties or improvements within the vicinity and base zoning districts. 3. The proposed Project would: a. Ensure quality development by encouraging greater creativity and aesthetically pleasing designs for the individual components of the development and the development as a whole; b. Ensure the timely provision of essential public services and facilities consistent with the demand for the services and facilities; and c. Promote a harmonious variety of housing choices and commercial and industrial activities, if applicable; attain a desirable balance of residential and/or employment opportunities; and result in a high level of amenities and the preservation of the natural and scenic qualities of open space. 111 The Cypress Business Park Specific Plan establishes a comprehensive framework of development standards and design guidelines that promote high-quality architecture, cohesive site planning, and visually appealing buildings and landscaping throughout the plan area. By encouraging flexibility in site design, the Cypress Business Park Specific Plan allows for innovative and creative development while maintaining consistency with the City's vision for the area. Infrastructure improvements outlined in the plan ensure that essential public services and facilities—such as water, wastewater, storm drainage, police and fire protection—will be provided in a timely manner that corresponds with future development. The Cypress Business Park Specific Plan supports a mix of employment-generating uses and light industrial activities that promote job creation and economic vitality, while also incorporating amenities such as pedestrian pathways, open spaces, and enhanced landscaping that contribute to a high-quality environment. Collectively, the Cypress Business Park Specific Plan supports a desirable balance of employment opportunities, preserves visual and environmental quality, and enhances the overall character of the business park. 4. The Project area is: a. Physically suitable for the proposed land use designation(s); b. Physically suitable for the type and density/intensity of development being proposed; c. Adequate in shape and size to accommodate the proposed development; and d. Served by streets adequate in width and pavement type to carry the quantity and type of traffic expected to be generated by the proposed development. The area encompassed by the Cypress Business Park Specific Plan is already developed with and currently serves as the City's primary business park district. The Specific Plan maintains this established land use pattern by preserving and enhancing business park land uses, including light industrial, manufacturing, research and development, and supportive commercial uses. Therefore, the Project area is physically suitable for these land use designations and for the type, density, and intensity of development proposed in the Cypress Business Park Specific Plan. The Cypress Business Park Specific Plan area features flat topography, is adequately served by existing infrastructure, and consists of parcels of sufficient size and shape to accommodate continued and future business park development. Additionally, the Project area is well connected to major transportation corridors, including Katella Avenue, Valley 320 View Street, and Holder Street, which are of adequate width and construction to support the type and volume of traffic generated by current and future uses. Planned transportation and infrastructure improvements will further ensure long-term operational efficiency and safety. Therefore, the Project area is physically and infrastructurally suitable for the proposed Project and continued use as a business park. SECTION 3.CEQA. The City Council confirms that it has reviewed and considered the Final IS/ND for the Project. The IS/ND have been prepared, noticed, and are hereby adopted according to the requirements of the California Environmental Quality Act. SECTION 4. Repeal. The City Council hereby repeals the Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan, Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Amended and Restated Cypress Business and Professional Center Specific Plan, and Cypress Business and Professional Center Specific Plan Amendment 19-1. SECTION 5.Adoption. The City Council hereby adopts the Cypress Business Park Specific Plan to replace the repealed specific plans, and the Cypress Business Park Specific Plan is included in its entirety in Exhibit"A". SECTION 6. Evaluation. Five years from the adoption date of the Cypress Business Park Specific Plan, the City Council directs an evaluation the effectiveness of the Specific Plan. This review may include an advisory committee. SECTION 7.Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance, or the application thereof to any person or circumstances, is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such invalidity or unconstitutionality shall not affect any other provision or application, and to this end the provisions of this ordinance are declared to be severable. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, part or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, parts or portions thereof be declared invalid or unconstitutional. SECTION 8.Effective date. This Ordinance shall become effective thirty (30) days from its adoption. SECTION 9.Certification. The Mayor shall sign and the City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published and posted pursuant to the provisions of law in that regard. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 12th day of May, 2025. d9)1(2 \PV1/' MAYOR OF THE CITY OF CYPRESS ATTE T: \ c(ritA--(LAB CIT CLERK OF THE CITY OF CYPRESS STATE OF CALIFORNIA } COUNTY OF ORANGE } SS I, ALISHA FARNELL, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Ordinance was duly adopted at a regular meeting of said City Council held on the 12th day of May, 2025, by the following roll call vote: AYES: 5 COUNCIL MEMBERS: Chang, Minikus, Peat, Medrano and Burke NOES: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None CITY LERK OF T E CITY OF CYPRESS 321 EXHIBIT"A" CYPRESS BUSINESS PARK SPECIFIC PLAN (CBPSP) Cypress Business Park Specific Plan (CBPSP) Page 1 of 45 d Cypress Business Park Specific Plan (CBPSP) A Comprehensive Specific Plan Amendment and Modernization Effort Approved April 28, 2025 Cypress Business Park Specific Plan (CBPSP) Page 2 of 45 CONSULTANT TEAM Casc Engineering and Consulting, Inc. Frank Coyle, Director of Planning Lauren Thompson, Senior Planner The Natelson Dale Group, Inc. (TNDG) Roger Dale, Principal NUVIS Landscape Architecture Linda Forde, Principal Cypress Business Park Specific Plan (CBPSP) Page 3 of 45 TABLE OF CONTENTS Chapter 1. Introduction 5 1.1 Authority 5 1.2 Purpose and Intent 5 1.3 Project History and Background 5 1.4 Project Description 7 1.5 Specific Plan Location 7 1.6 Environmental Assessment 7 1.7 Relationship to Other Plans 7 1.8 Specific Plan Organization 9 Chapter 2. Existing Conditions 10 2.1 Surrounding Land Uses 10 2.2 Parcels 10 2.3 Circulation and Site Accessibility 10 2.4 Business Sector and Real Estate Market Analysis 14 Chapter 3. Vision, Goals, and Policies 15 3.1 Introduction and Vision 15 3.2 Goals and Policies 15 Chapter 4. Land Use and Development Regulations 17 4.1 Purpose 17 4.2 Land Use Designations and Permitted Uses 17 4.3 Development Standards 22 Chapter 5. Development Plan 38 5.1 Purpose 38 5.2 Regional Access 38 5.3 Water 39 5.4 Wastewater 39 5.5 Drainage 39 5.6 Natural Gas and Electricity 40 5.7 Solid Waste 40 Chapter 6. Permit Procedures and Plan Implementation 41 6.1 Specific Plan Adoption 41 6.2 Permit Review Authority 41 6.3 Adjustments 42 6.4 Site Plan Review 43 6.5 Interpretation 44 6.6 Nonconformities 44 6.7 Severability 44 6.8 Implementation Action Plan 44 6.9 Maintenance 45 6.10 Federal Aviation Administration Approval 45 Cypress Business Park Specific Plan (CBPSP) Page 4 of 45 FIGURES 1-1 Specific Plan Boundary 5 2-1 Surrounding Land Uses 11 2-2 Existing Street Classifications 12 2-3 Existing Truck Routes 13 4-1 Specific Plan Land Use Map 18 4-2 Property Located East of Walker Street 23 4-3 Property Located West of Walker Street 25 TABLES 4.2.2 Permitted Use Table 19 4.3.1 General Development Standards (East of Walker Street) 24 4.3.2 General Development Standards (West of Walker Street) 26 4.3.4-1 Roadway-Specific Streetscape Standards 35 4.3.4-2 Buffer Design Standards 37 6.2 Review Authority 41 6.3 Types of Adjustments Allowed 42 6.8 Implementation Action Plan 44 APPENDICES A.Landscape Exhibits B.Plant Palette C.TNDG Report D.Initial Study/Negative Declaration Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP) Page 5 of 45 Figure 1-1 Specific Plan Boundary CHAPTER 1. INTRODUCTION Purpose and Context of the CBPSP 1.1 Authority The Cypress Business Park Specific Plan (CBPSP) establishes a comprehensive framework for the systematic and efficient development of the Cypress Business Parks, aligning with the City of Cypress's General Plan policies and objectives. Serving as a regulatory document, the CBPSP functions as the zoning regulations for the designated area and follows California Government Code § 65450 through 65457, which authorizes local governments to create Specific Plans. All development proposals and entitlements within the boundaries of the Specific Plan (see Figure 1-1, Specific Plan Boundary) must comply with the standards, guidelines, and procedures outlined in this document. 1.2 Purpose and Intent The CBPSP consolidates five individual Specific Plans, and their amendments, into a single modernized document. Its purpose is to update the zoning regulations to attract high-quality industries, generate job opportunities, and streamline administration of the Specific Plan area. This plan enhances the area’s overall character while supporting the City’s goal to foster a vibrant and resilient business community. 1.3 Project History and Background The history of the CBPSP area is closely tied to the growth of Cypress and regional trends in southern California. In the mid-1970s, as the City transitioned from a rural to an urban community with rapid population growth, City leaders reserved the southern portion of the City for commercial development. This foresight led to the creation of the Cypress Business Parks governed by five Specific Plans, which have been incorporated into the new CBPSP: 1. Lusk-Cypress Industrial Park Specific Plan; 2. Cypress Corporate Center Master Plan and Cypress Corporate Center Amended Specific Plan; 3. McDonnell Center Amended Specific Plan; 4. Cypress View Limited Specific Plan; and 5. Cypress Business & Professional Center Specific Plan and Amendment 19-1 The five plans are detailed on the next page. Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP) Page 6 of 45 Lusk-Cypress Industrial Park Specific Plan The Lusk-Cypress Industrial Park Specific Plan, adopted in March 1978, was the first Specific Plan in the area. It covers approximately 74 acres and established the Planned Community Industrial/Commercial Zone 1 (PC-1), which allows a mix of industrial and commercial uses, including limited manufacturing facilities. Existing land uses in the Lusk-Cypress Industrial Park area include light industrial, commercial, and retail developments. Cypress Corporate Center Master Plan and Amended Specific Plan The Cypress Corporate Center Master Plan was adopted in April 1981, designating 110.43 acres for business park uses under the Planned Community Industrial Zone (PC-2). In February 1998, the plan was amended to increase the allowable building square footage by an additional 82,000 square feet. Land within this area is designated for commercial/office, warehouse, research and development, and support commercial. McDonnell Center Amended Specific Plan The McDonnell Center Specific Plan, originally adopted in 1982 and amended in October 1994 and November 2024, established the Planned Community 3 Business Park (PC-3) Zone. Encompassing 71.23 acres, it includes the following land use designations: Office, Industrial/Warehouse Commercial/Office, Industrial/Warehouse/Office, and Office Commercial. The area has undergone redevelopment. In 2021, a multi-story parking structure was built near the building at 5701 Katella Avenue. In 2023, construction began on a 390,268-square-foot light industrial/office building at 5757 Plaza Drive, replacing a warehouse building. In 2024, the City Council approved the development of a light industrial/warehouse building at 5665 Plaza Drive. Cypress View Limited Specific Plan The Cypress View Limited Specific Plan, adopted in November 1985, encompasses 46.91 acres in the southern part of Cypress, situated southwest of the intersection of Valley View Street and Cerritos Avenue. This Specific Plan primarily focuses on the development of a light industrial and office complex with commercial uses located at the northeastern portion of the Plan boundary. Cypress Business and Professional Center Specific Plan Originally adopted in April 1990 and amended in June 2012 and April 2020, the Cypress Business and Professional Center Specific Plan covers 183.5 acres on the southern side of Cypress and permits a mix of commercial uses, senior housing, and related uses. The 2012 amendment clarified the exclusion of the former Cypress Golf Club property and introduced updated provisions, including the creation of Planning Area 9 from portions of Planning Areas 6, 7, and 8. The 2020 Amendment 19-1 further divided Planning Area 5 into two subareas: 5A (Professional Office), and 5B (Mixed-Use Commercial/Residential). Boundaries include Katella Avenue to the south, Cerritos Avenue to the north, Walker Street to the east, and Denni Street/Lexington Avenue to the west. Areas transferred into the voter-approved Cypress Town Center and Commons Specific Plan in 2018, such as the Golf Course (35.7 acres, Planning Area 1) and Racetrack (124.7 acres, Planning Area 8), totaling 160.4 acres, were excluded from the Specific Plan. The 2020 amended plan includes eight planning areas with the following land use designations: Mixed -Use Business Park/General Retail Commercial (Planning Area 2), Mixed-Use Business Park (Planning Areas 3 and 4), Professional Office (Planning Area 5A), Mixed-Use Commercial/Residential (Planning Area 5B), Professional Offices Hotel and Support Commercial (Planning Area 6), Cottonwood Church (Planning Area 7), and Mixed -Use Commercial/Senior Housing (Planning Area 9). A new land use designation for Mixed-Use Commercial/High-Density Residential was added in accordance with the 2021-2029 Housing Element Update. Recent development in this area includes the Ovation at Flora Park senior housing project completed in 2019, a commercial center and assisted living facility built in 2022, and The Square mixed-use project at the northeast corner of Katella Avenue and Siboney Street. The CBPSP area has evolved into a thriving business and commerce hub, attracting major national and international companies to establish their corporate offices and headquarters. The area serves the surrounding community, offering amenities such as major restaurants, retail centers, and hotels. CBPSP Historical Aerial Imagery (1980), County of Orange (source: ocgis) CBPSP Historical Aerial Imagery (1990), County of Orange (source: ocgis) Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP) Page 7 of 45 1.4 Project Description The CBPSP establishes a modernized and comprehensive framework for 439 acres within the Cypress Business Park, consolidating five existing Specific Plans into one cohesive document. This document did not incorporate the Warland/Cypress Business Center Specific Plan or the Cypress Town Center and Commons Specific Plan 3.0. Many of the original Specific Plans adopted between 1978 and 1990s contained outdated language that no longer aligned with economic and regulatory needs. Examples include: • Landscape requirements that did not comply with State and Golden State Water drought restrictions and water conservation laws. •Inconsistencies with the Municipal Code, specifically in the Lusk-Cypress Industrial Park and McDonnell Center Amended Specific Plans. •Outdated and undefined land uses, such as rubber stamp manufacturing, lithography, and animal feather processing. The CBPSP updates and modernizes these standards, offering greater flexibility while adapting to the built-out nature of the business park and the evolving local economy. This allows the City to manage land uses more effectively while preserving the area’s character. The land use designations east of Walker Street are consolidated into three designations: Business Park, Commercial, and Professional Office. The original land use designations west of Walker Street remain largely unchanged, except where modified by the 2021-2029 Housing Element Update, which permits a residential density of 60 dwelling units per acre on specific properties. Entitlements approved for the CBPSP include: •General Plan Amendment: The Land Use Map and Land Use Element were updated to reflect the revised CBPSP boundaries and replace references to the five original Specific Plans with the CBPSP. •Zoning Ordinance Amendment: Off-street parking requirements were updated for public facilities, restaurants, day care centers, hotels, motels, and personal services. Compact parking standards specific to the CBPSP area were also added. To maintain consistency with the CBPSP, several land use definitions were modernized, including those for distribution centers, logistics centers, research and development, warehouses, and personal services. •Specific Plan Amendment: The following Specific Plans were repealed with the adoption of the Cypress Business Park Specific Plan: Lusk-Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan and associated Cypress Corporate Center Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, and Amended and Restated Cypress Business and Professional Center Specific Plan and associated Amendment 19-1. 1.5 Specific Plan Location The CBPSP is in the southern area of the City of Cypress within Orange County. Regional access to the Specific Plan area is provided by the San Gabriel River Freeway (Interstate 605), San Diego Freeway (Interstate 405), Garden Grove Freeway (State Route [SR] 22), Artesia Freeway (SR-91), and Beach Boulevard (SR-39). Local access is provided by Katella Avenue and West Cerritos Avenue (the east-west arterials) and Valley View Street and Knott Street (the north-south arterials). The general land uses immediately surrounding the CBPSP area include a mix of residential and commercial uses to the north, and residential uses and public parks to the south. East and west of the CBPSP are outside of the Cypress city limits. Farther south of the Specific Plan boundaries, across the Rossmoor Storm Channel, is the Joint Forces Training Base in Los Alamitos. Figure 1-1 identifies the Specific Plan Boundary. 1.6 Environmental Assessment The City Council approved an Initial Study/Negative Declaration (IS/ND) for the CBPSP in accordance with the provisions of the California Environmental Quality Act (CEQA) Guidelines Section 15162. The IS/ND is referenced as Appendix D to this Specific Plan. 1.7 Relationship to Other Plans 1.7.1 Relationship to the General Plan Per California Government Code §65454, Specific Plans must be consistent with the jurisdiction’s General Plan. As such, the General Plan was amended as discussed in Section 1.4. The CBPSP implements several goals and policies within the General Plan. The following General Plan Land Use Element goals and policies directly apply to the CBPSP: Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP) Page 8 of 45 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-1.4: Locate residential uses within close proximity of commercial centers to encourage pedestrian access, and to provide a consumer base for commercial uses. • Policy LU-1.6: Continue to encourage business parks as the preferred method of accommodating light industrial growth. 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-2.3: Encourage non-conforming uses and buildings to be brought into compliance with City codes. • 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-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. • Policy LU-4.2: Encourage development projects to utilize high quality design for architecture and site planning through the City’s design review process. Goal LU-10: Carefully regulate future development in the Business Park to ensure the current high-quality environment is maintained. • Policy LU-10.1: As a condition of development approval in the Business Park, consider the impacts of site utilization, access, and occupancy on traffic generation. • Policy LU-10.3: Support the Orange County Congestion Management Program which requires traffic impact studies be prepared for most development proposals. 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-12.1: Prohibit structures that are determined to be a "hazard" by the FAA because the proposed structure would: o Raise the ceiling or visibility minimums at an airport for an existing or planned instrument procedure (i.e., a procedure consistent with the FAA-approved airport layout plan or a proposed procedure formally on file with the FAA); o Result in a loss in airport utility, such as causing the usable length of the runway to be reduced; o Conflict with the VFR air space used for the airport traffic pattern or enroute navigation to and from the airport. • Policy LU-12.2: Consult with the Airport Land Use Commission to ensure consistency with the scope and intent of the Airport Land Use Commission Law (Public Utilities Code Section 21670, et seq.). Goal LU-14: Attract high quality businesses to Commercial and Business Park areas. Goal LU-16: Continue to diversify the Cypress Business Park to maintain its competitiveness. • Policy LU-16.2: Encourage the development of commercial land uses at key intersections in the business park, such as Katella Avenue/Valley View Street and Katella Avenue/Walker Street. 1.7.2 Relationship to the Zoning Ordinance The City of Cypress Zoning Ordinance (Appendix I Zoning of the Municipal Code) provides the regulatory framework for the CBPSP area. The Zoning Ordinance allows for the creation of special purpose zoning districts, including the Planned Community zone (PC) and Planned Business Park (PBP) zone, which apply to the CBPSP. The PC zoning district facilitates the development of integrated, master-planned projects in areas that may benefit from unique design standards and land uses not otherwise possible under conventional zoning district regulations. The PBP zoning district supports the comprehensive, integrated development of compatible and complementary uses, including administrative, educational, and professional office, commercial centers, industrial park, open spaces, or any public or semi-public uses, all within a campus-like business park setting. Both zoning districts align with the business park land use designation in the General Plan. 1.7.3 Airport Environs Land Use Plan Due to the proximity of the CBPSP area to the Joint Forces Training Base (JFTB) in Los Alamitos, all future land uses within the area must be compatible with airport operations. The CBPSP complies with the Airport Environs Land Use Plan (AELUP) for the JFTB, as adopted by the Airport Land Use Commission (ALUC). The primary objective of the AELUP is to safeguard the airport Chapter 1. Introduction Cypress Business Park Specific Plan (CBPSP) Page 9 of 45 from encroachment by preventing incompatible land uses in its vicinity. Accordingly, all development within the CBPSP area will comply with height and noise limitations, as well as the notification requirements outlined in the AELUP for the JFTB. These measures ensure alignment with the safety protocols specified in the General Plan’s Safety Element, which refers to the Joint Forces Training Center (JFTC) by its former name, the Armed Forces Reserve Center. By adhering to these guidelines, the CBPSP demonstrates a commitment to mitigating aviation hazards and safeguarding the operational integrity of the JFTB. 1.8 Specific Plan Organization The CBPSP is organized by Chapter as follows: Chapter 1. Introduction This Chapter describes the purpose and intent of the CBPSP, its history, project description, scope, authority, compliance with CEQA, and its relationship to other plans. Chapter 2. Existing Conditions This Chapter explains the baseline conditions for the CBPSP including surrounding land uses, parcels, circulation, and economic conditions. Chapter 3. Vision, Goals, and Policies This Chapter establishes the vision of the CBPSP and describes the goals and associated policies. Chapter 4. Land Use and Development Regulations This Chapter establishes the land use designations, permitted land uses, and development regulations for the CBPSP. Permitted land uses are categorized by land use designation, while development standards are divided into three sections: properties east of Walker Street, properties west of Walker Street, and general development regulations applicable to all properties within the CBPSP area. Chapter 5. Development Plan This Chapter establishes the development concept for the CBPSP including circulation, water, wastewater, drainage, natural gas and electricity, and solid waste. Chapter 6. Permit Procedures and Plan Implementation This Chapter provides requirements for the development review and administration of the CBPSP. Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP) Page 10 of 45 Less Than 1 Acre 1-10 Acres 11-20 Acres More Than 20 Acres CHAPTER 2. EXISTING CONDITIONS Existing Conditions within the CBPSP area The following sections provide an overview of the existing conditions prior to the adoption of this Specific Plan, including surrounding land uses, parcel sizes, circulation, and economic conditions. 2.1 Surrounding Land Uses As depicted in Figure 2-1, the CBPSP area was surrounded by a diverse range of land uses. 2.2 Parcels The CBPSP area contained individual parcels ranging in size from less than half an acre to approximately 25 acres. There were over 100 parcels within the CBPSP, but only a few were less than one acre in size. 2.3 Circulation and Site Accessibility Figure 2-2, Existing Street Classifications, illustrates the street network within and around the Plan Area prior to the adoption of the CBPSP, along with the functional classifications of each street. The circulation network is based on a grid system oriented north–south and east–west. Major roadways providing local and regional connectivity include Katella Avenue, Cerritos Avenue, Knott Street, Holder Street, Valley View Street, Walker Street, and Lexington Drive. Figure 2-3, Existing Truck Routes, identifies the designated truck routes within the CBPSP area prior to the adoption of the CBPSP. These routes are designed to regulate truck traffic and minimize impacts on sensitive areas, such as residential neighborhoods, by directing trucks along streets with the least noise, vibration, and disruptions. The primary truck routes include Katella Avenue, Cerritos Avenue, Knott Street, Valley View Street, and Walker Street, with regional freeway access available via the Katella Avenue/I-605 Freeway (west of the CBPSP), Valley View Street/SR-22, and Bolsa Chica/I-405 Freeway (south of the CBPSP). Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP) Page 11 of 45 2-1 SURROUNDING LAND USES Cypress Business Park Specific Plan (CBPSP) Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP) Page 12 of 45 2-2 EXISTING STREET CLASSIFICATIONS Cypress Business Park Specific Plan (CBPSP) Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP) Page 13 of 45 2-3 EXISTING TRUCK ROUTES Cypress Business Park Specific Plan (CBPSP) Chapter 2. Existing Conditions Cypress Business Park Specific Plan (CBPSP) Page 14 of 45 2.4 Business Sector and Real Estate Market Analysis The Business Sector and Real Estate Analysis (Appendix C) prepared by The Natelson Dale Group, Inc. (TNDG) provided an evaluation of economic conditions and development opportunities in Cypress and Orange County as they existed prior to the adoption of the CBPSP. This analysis supported the CBPSP by identifying key trends, challenges, and growth prospects that guided redevelopment and economic strategy as summarized below. • Development Potential: Cypress is a largely built-out city, meaning future growth relies on redeveloping or optimizing underutilized sites. The analysis highlighted opportunities to expand industrial and office uses within the CBPSP area to align with market demand and attract targeted industries. • Industrial and Office Trends: The industrial sector is characterized by demand for manufacturing space, driven by regional trends in e-commerce and advanced manufacturing. Office market conditions reflect shifts in workplace behavior, with a growing preference for flexible, high-quality office environments over traditional spaces. • Growth Projections: Projections indicate potential demand for new industrial and office space in Cypress, particularly in specialized manufacturing and Class A office redevelopment. Class A office properties are premium, high- quality buildings with top-tier construction, amenities, and management. They attract prestigious tenants and command above-average rents. Meeting this demand requires targeted marketing and contemporary building offerings to remain competitive within the region. • Target Industries: The analysis identified key industries for economic development, including manufacturing, aerospace, medical devices, and professional services. Emerging sectors, such as biopharmaceuticals and technology, also presented growth opportunities. • Supporting Uses: Ancillary uses, such as retail and restaurant facilities, will continue to play a supporting role in the CBPSP area, catering to daytime workforce needs and enhancing the area’s appeal as a business hub. The analysis provided a framework for balancing market feasibility with long-term planning objectives. By fostering redevelopment, targeting high-growth industries, and modernizing existing assets, Cypress can enhance its economic competitiveness and attract high-value tenants to the CBPSP. Chapter 3. Vision, Goals, and Policies Cypress Business Park Specific Plan (CBPSP) Page 15 of 45 CHAPTER 3. VISION, GOALS, AND POLICIES The Vision for the CBPSP 3.1 Introduction and Vision The CBPSP area has thrived as a regional employment hub, driven by streamlined administrative processes, proactive partnerships with business park owners, and its strategic proximity to Los Angeles. Its success is further supported by a commitment to quality design, efficient infrastructure, and amenities that enhance the quality of life for workers and residents. The vision for the CBPSP area is to sustain its long-standing success while adapting to evolving opportunities and needs. It is envisioned as a dynamic, innovative, and vibrant hub that attracts top industries, fosters economic growth, and creates job opportunities. By embracing modern technologies, sustainable practices, and forward-thinking developments, the CBPSP aims to cultivate a collaborative and entrepreneurial ecosystem across sectors like technology, research and development, manufacturing, and finance. To achieve this, the Specific Plan update provides a clear and comprehensive set of modernized development regulations, focusing on four key areas: 1. Integration and cohesion of Specific Plans 2. Modernization of terminology and definitions 3. Clear and uniform entitlement and permitting requirements 4. Future-Proofing the Specific Plan By building on past achievements and embracing future opportunities, the CBPSP continues to solidify its role as a premier business destination and a source of community pride. 3.2 Goals and Policies The CBPSP is centered around a set of overarching goals that have been instrumental in guiding the comprehensive update and modernization efforts. Each goal is supplemented by supporting policies. Goal 1: Integration and Cohesion of Specific Plans Policy 1.1: Merge Separate Specific Plans • Consolidate five existing Specific Plans within the Cypress Business Parks into a single cohesive document to eliminate redundancies and inconsistencies. • Preserve the strengths and unique characteristics of each Specific Plan while establishing a unified vision for the Business Park. • Promote development by integrating flexible standards to minimize limitations on quality development and design. Policy 1.2: Foster Connectivity and Collaboration • Promote collaboration among Business Park businesses and stakeholders to promote synergies and shared resources. • Incorporate design elements that foster walkability, connectivity, and interaction, enhancing the overall sense of community within the Business Park. Policy 1.3: Embrace Sustainable Practices • Integrate environmentally friendly practices and green building standards, including renewable energy and efficient water management, to support sustainable development in the Business Park. Policy 1.4: Foster Innovation and Technology • Attract and accommodate tech-based industries by fostering a research-friendly environment and a culture of innovation. • Ensure flexibility in land uses to adapt to the market needs. Goal 2: Modernize Terminology and Definitions Policy 2.1: Update Language and Terminology • Update terminology to align with current industry standards and planning principles, ensuring consistency, clarity, and comprehension. Chapter 3. Vision, Goals, and Policies Cypress Business Park Specific Plan (CBPSP) Page 16 of 45 • Incorporate terminology that reflects contemporary sustainability and climate resilience principles, aligning with modern planning practices. Goal 3: Clean and Uniform Entitlement and Permitting Requirements Policy 3.1: Streamline Permitting Process • Simplify and streamline the entitlement and permitting process to reduce delays, ensuring a transparent and efficient system with clear guidelines and timelines. Policy 3.2: Facilitate Public-Private Partnerships • Leverage public-private partnerships to enhance infrastructure and community amenities by fostering collaboration between the public sector, private developers, and the local community. Goal 4: Future-Proof the Specific Plan Policy 4.1: Continual Review and Updates • Regularly review and update the CBPSP to align with industry trends, best practices, and evolving economic, environmental, and social conditions. Policy 4.2: Flexibility for Future Growth • Ensure the CBPSP remains flexible to support future growth and business expansion and evolving industry needs, including strategies for adaptive reuse of buildings and vacant spaces. Policy 4.3: Anticipate Transportation Needs • Consider future transportation needs, such as autonomous vehicles and transportation network advancements, while promoting mobility options that reduce reliance on single- occupancy vehicles and enhance accessibility. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 17 of 45 CHAPTER 4. LAND USE AND DEVELOPMENT REGULATIONS Development Standards and Guidelines for the CBPSP 4.1 Purpose This Chapter is applicable to all developments within the CBPSP area. These development standards are fundamental to achieving the goals of the Specific Plan and address key components such as building design, parking, landscaping, walls, fencing, and signage. To further advance the objectives of the Specific Plan, the approving authority may impose additional conditions on projects requiring discretionary approval. 4.2 Land Use Designations and Permitted Uses 4.2.1 Purpose of the Land Use Designations As shown in Figure 4-1, Specific Plan Land Use Map, the CBPSP is comprised of nine land use designations and one overlay. The purpose of each designation and overlay is described below. Business Park (BP) The BP land use designation is the largest designation within the CBPSP Area. The BP land use designation is intended for high- quality mid-rise structures in a campus-style setting. It allows for offices, research and development facilities, and compatible light manufacturing, fostering a functional and collaborative environment tailored to business needs and economic vitality while supporting a range of industries. Commercial (CO) The CO land use designation is intended for high-quality mid-rise structures and allows for a mix of retail, office, and service establishments. It aims to create a vibrant, diverse commercial area along major corridors such as Cerritos Avenue, Katella Avenue, and Valley View Street. Professional Office (PO) The PO land use designation is intended for professional and administrative offices and multi-tenant buildings, creating a focused and efficient area for professional activities. Professional Office and Hotel Support Commercial (PO/HSC) The PO/HSC land use designation is intended for professional offices and commercial facilities supporting the hotel industry, creating a balanced and economically viable area for both office-based businesses and hospitality needs. Mixed-Use Business Park (MUBP) The MUBP land use designation is intended for research and development, compatible light manufacturing, administrative and professional offices, and contemporary commercial business to support a range of industries. Mixed-Use Business Park/General Retail Commercial (MUBP/GRC) The MUBP/GRC land use designation is intended to facilitate a combination of research, development, and business activities, with integrated retail spaces, fostering a dynamic and cohesive urban environment. It allows for research facilities, development laboratories, light manufacturing, and neighborhood shopping centers, creating a versatile area that supports economic growth and meets the diverse needs of businesses and the community. Mixed-Use Commercial/Senior Housing (MUC/SR) The MUC/SR land use designation is intended to accommodate commercial development alongside senior housing and related uses, while maintaining the integrity of the business park. Mixed-Use Commercial/Residential (MUC/R) The MUC/R land use designation is intended to accommodate commercial development alongside various types of housing, particularly multi-family housing and related uses. This designation encourages mixed-use projects to foster a vibrant community, while being limited to a specified area to preserve the integrity of the business park. Cottonwood Church (CC) The CC land use designation is exclusively designated for public and semi-public uses. Permitted uses and development standards for this land use designation shall meet the requirements of the PS-1A (public and semi-public) zoning district. High-Density Residential Overlay (HDR Overlay) The HDR Overlay is established to maximize housing production and contribute to the City’s Regional Housing Needs Assessment (RHNA) for the 2021-2029 planning period, as outlined in the 2021-2029 Housing Element. The HDR Overlay is applied to the MUC/R land use designation, as shown in the land use designation map, and permits up to 60 dwelling units per acre. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 18 of 45 4-1 SPECIFIC PLAN LAND USE MAP Cypress Business Park Specific Plan (CBPSP) Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 19 of 45 4.2.2 Land Uses and Permit Requirements The Permitted Use Table outlines four land use types: Permitted Uses ("P"), Conditional Uses ("C"), Prohibited Uses ("–"), and Uses Requiring Planning Director Approval (“PD”). See Section 31 of the Cypress Zoning Ordinance for definitions. The Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council. Table 4.2.2 – Permitted Use Table Permitted Use BP (1) CO PO (2) (3) PO/HSC (2) (3) MUBP (2) (3) MUBP/GRC (2) (3) (4) MUC/R (2) (5) HDR Overlay (2) (5) MUC/SR (2) CC (2) Professional Office Uses Medical, Dental, Veterinary and Related Health Services P P P P P P P P P (2) Professional and Administrative Offices P P P P P P P P P Industrial Park Uses Distribution Center C – – – C – – – – – Light Manufacturing, General Assembly, and Food & Beverage Facilities P – – – P P – – – – Logistic Facilities – – – – – – – – – – Machine Shop and Machinery Manufacturing P – – – P P – – – – Public Utility, Public Works, Postal, and Support Facilities C P C C C C C C C (2) Repair and Maintenance, Consumer Products P – – P P P – – – – Research and Development (R&D) P – – P P P – – – – Indoor Storage Facilities P – – – C C – – – – Warehouse P – – – C C – – – – Commercial Uses Automotive Sales and Services – – – P (9) C C C C C – Bars/Liquor Establishments (On- Site Consumption) – C – C C C C C C – Catering and Related Services – – – C C C C C C – Retail Stores, General Merchandise (6) P (7) (8) – P (9) – P (8) P P P – Gasoline Service Station – C C C C C C C C – Health/Fitness Centers C C – C C C C C C – Hotels/Motels C C – C – C C C C – Indoor Amusement, Entertainment Facility, and Related Services – – – C C C C C C – Personal Services, General – P – P (9) – P P P P – Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 20 of 45 Permitted Use BP (1) CO PO (2) (3) PO/HSC (2) (3) MUBP (2) (3) MUBP/GRC (2) (3) (4) MUC/R (2) (5) HDR Overlay (2) (5) MUC/SR (2) CC (2) Restaurant without Alcohol Sales P P P P P P P P P – Restaurant with Alcohol Sales C C C C C C C C C – Restaurant with Drive-Thru – C C C C C C C C – Restaurant with Outdoor Seating C P P P P P P P P – Restaurant with Playland P P P P P P P P P – Restaurant, Take-Out C P C C P P P P P – Shopping Center – C – – – C C C C – Storage Yards (Public) – – – – – – – – – – Small Animal Hospitals and Animal Boarding – – C C C C P P P – Public/Institutional Uses Child Day Care and Related Services C (10) C C C C C C C C (2) Conference Facilities, Theaters, Auditoriums, and Other Public Assembly – C – P (9) C C C C C (2) Educational Institutions, Trade Schools, Other Private Schools C C C C C C C C C (2) Residential Uses Accessory Uses (Pool/spa, fitness rooms, business centers, leasing offices) – – – – – – P P P – Accessory Dwelling Units – – – – – – P P P – Assisted living facilities – – – – – – C C P – Senior Housing – – – – – – P P P (2) Single-Family Dwellings – – – – – – P P P – Condominiums/town houses – – – – – – P P P – Multi-family dwelling units – – – – – – P P P – Home Occupations – – – – – – P P P – Caretaker/employee housing – – – – – – - - P – Other Uses Stand Alone Parking Lots and Parking Structures C C C C C C C C C – Uses similar with the intent of the district as determined by the Planning Director PD PD PD PD PD PD PD PD PD PD Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 21 of 45 (1) To ensure that the quality of living is maintained in the residential neighborhood south of the Stanton Storm Channel, development adjacent to the channel shall be limited to warehouse/research and development uses, which will serve to minimize light, glare, noise, vehicle emissions, and obstruction of views. (2) In addition to the permitted uses listed in this column, all permitted land uses within the PS-1A (Public and Semi-Public) zoning district, as identified in Table 2-15 of Subsection 2.08.030 of the Cypress Zoning Ordinance, shall also be permitted on property located west of Walker Street, subject to the applicable permit requirements listed therein. (3) In addition to the permitted uses listed in this column, all conditionally permitted land uses in Table 2-11 of Subsection 2.07.030 of the Cypress Zoning Ordinance, shall also be conditionally permitted on property located west of Walker Street. (4) In addition to the permitted uses listed in this column, all permitted land uses (except for Residential uses) within the CG (Commercial General) zoning district, as identified in Table 2-6 of Subsection 2.06.030 of the Cypress Zoning Ordinance, shall also be permitted, subject to the applicable permit requirements listed therein. (5) In addition to the permitted uses listed in this column, all permitted land uses within the RM-20 (Multiple Family) zoning district, as identified in Table 2-2 of Subsection 2.05.030 of the Cypress Zoning Ordinance, shall also be permitted, subject to the applicable permit requirements listed therein. (6) Only permitted as an accessory use on the same site as a permitted use within the BP land use designation. (7) Only permitted within shopping centers and strip malls with at least 15,000 square feet. (8) Stand-alone uses that are not within a shopping center require a Conditional Use Permit. (9) Use shall be integrated into a hotel facility. (10) Permitted only as ancillary to office uses. • All uses shall be conducted within a completely enclosed building, except for temporary uses. Temporary uses shall be permitted throughout the CBPSP pursuant to Subsection 4.19.040 of the Cypress Zoning Ordinance. • Design Review shall be required for all new buildings, additions, structures, and sign programs that meet all development and design standards. The Planning Director may refer any Design Review application to the City Council as a Site Plan Review for final determination. • Development projects that do not comply with the development standards and/or design standards, and are not eligible for an Adjustment, require Site Plan Review approval pursuant to Chapter 6. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 22 of 45 4.3 Development Standards This section establishes the development standards such as building height, setbacks, and off-street parking for each land use designation within this Specific Plan, organized as follows: Section 4.3.1 Development standards applicable to all properties located east of Walker Street. Section 4.3.2 Development standards applicable to all properties located west of Walker Street. Section 4.3.3 Development standards applicable to all properties within the Specific Plan area, covering landscaping, truck and loading areas, architectural and site design, fences and walls, lighting, screening and noise attenuation, waste disposal, utilities, and signage. Section 4.3.4 Edge design standards The City may apply further standards depending on the specific use, as outlined in Section 17 (Standards for Specific Land Uses) of the Cypress Zoning Ordinance. General Provisions: 1. All construction and development within the Specific Plan area shall comply with applicable provisions of the California Building Code, the California Residential Code and the various related codes as currently adopted by the City Council. In case of a conflict the Planning Director and Director of Public Works shall resolve the conflict by written determination in a manner consistent with the goals, objectives, and policies of this Specific Plan. 2. Setbacks are measured as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the foundation point of the closest structure. 3. If an issue arises that is not clearly covered, the Director of Community Development will use the most relevant City of Cypress Zoning Ordinance regulations as guidelines. This provision does not allow uses or procedures not specifically permitted by this Specific Plan or the Zoning Ordinance. 4. Abandoned vehicles or trailers, as defined by the Cypress Police Department, shall not be parked or stored on any property within the Specific Plan area unless fully enclosed in a building. 5. Deviations and modifications to the development standards are permitted subject to the provisions in Chapter 6. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 23 of 45 4.3.1 Development Standards Applicable to Property Located East of Walker Street The provisions in this section are applicable to property located east of Walker Street, which includes the land use designations provided in Figure 4-2. Figure 4-2 Property Located East of Walker Street Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 24 of 45 Table 4.3.1 – General Development Standards (East of Walker Street) Development Standard Development Feature BP CO, PO Maximum Floor Area Ratio See General Plan Land Use Element Maximum Building Height (1) (2) 55 ft Minimum Front Yard and Street Side Yard Setbacks (3) Adjacent to Camden Dr – 15 ft Adjacent to Cerritos Ave 40, 50, or 100 ft (4) Adjacent to Corporate Ave – 15 ft Adjacent to Douglas Dr – 20 ft Adjacent to Holder St 20 ft – Adjacent to Katella Ave 20 ft Adjacent to a Local Street (5) 15 ft Adjacent to McDonnell Dr – 20 ft Adjacent to Plaza Dr 20 ft Adjacent to Valley View St 0 (6) or 20 ft 0 ft (6) Adjacent to Knott Ave – 20 ft Adjacent to Walker St 30 ft (7) Minimum Interior Side Yard and Rear Yard Setbacks Adjacent to Business Park or Commercial Parcels 5 ft Adjacent to Residential Uses 40 ft Adjacent to Stanton Storm Channel 40 ft (8) – Minimum Surface Parking Setback from a Street 10 ft Minimum Parking Structure Setback from a Street 15 ft Off-Street Parking (9) (10) (11) (12) See CZO § 2.07.050 and § 14 See CZO § 2.06.050 and § 14 “–“ = Not applicable (1) Building heights for uses adjacent to the Stanton Storm Channel shall not exceed two stories and 40 feet (measured from average natural grade) to protect quality of life for nearby residents. (2) Applicants proposing structures that penetrate the 100:1 Notification Surface must file a Form 7460-1, Notice of Proposed Construction or Alteration with the Federal Aviation Administration (FAA) in compliance with Federal Aviation Regulations (FAR) Part 77. A copy of the FAA application must also be submitted to the Airport Land Use Commission (ALUC), and the applicant must provide the City with FAA and ALUC responses. Structures shall not penetrate FAR Part 77 Obstruction—Imaginary Surfaces for Joint Forces Training Base – Los Alamitos unless found consistent by the ALUC. For purposes of Part 77 FAR and ALUC, the maximum building height includes any roof mounted equipment and/or architectural details. (3) Raised planters up to 3 feet in height shall maintain an 18-inch setback from street-front property lines. Raised planters over 3 feet, flag poles, and banner mounts shall observe the minimum surface parking setback requirement. All installations must maintain safe sight lines for pedestrian and vehicular traffic. (4) Along Cerritos Ave, buildings 40 feet high or less shall provide a minimum 40-foot setback. Buildings over 40 feet high and up to 45 feet high shall provide a minimum 50-foot setback. Buildings over 45 feet high and up to 55 feet high shall provide a minimum 100- foot setback. (5) Local Streets are those not designated as Major, Primary, or Secondary Roadways in the General Plan. Examples include: Phyllis Drive, Hope Street, Business Center Drive, Commerce Drive, Global Drive, Yamaha Way, International Avenue, Meridian Drive, and Corporate Avenue. (6) For properties north of Katella Avenue and adjacent to Valley View Street, a 0-foot setback from the property line is permitted because the 60-foot wide Bolsa Chica Channel separates the site from the Valley View Street right-of-way. This condition results in a 68-foot landscaped setback for buildings and parking structures, and a 38-foot landscaped setback for surface parking, both measure from the curb. Landscaping, surface parking, and access roads may be located over the channel with approval from the Orange County Flood Control District. (7) Walker Street shall have a minimum 30-foot setback for front and street side yards, and a minimum 20-foot setback from the property line to surface parking. (8) Or a distance equal to the height of the building, whichever is greater. (9) A developer may submit a parking study during project review to justify adjustments to the required parking. If approved, the project may follow adjusted parking standards based on the study's findings. (10) Driveways providing access to the rear of a building must be at least 25 feet wide and kept clear of obstructions. If the driveway runs along the side of a building with openings, the minimum width increases to 30 feet. (11) All driveway access points must maintain adequate sight distance to ensure safe visibility for drivers. No structures, signs, landscaping, and other objects may block the line of sight. Staff will verify compliance during project review. (12) No overnight parking of vehicles shall be allowed other than those used in conjunction with a permitted use. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 25 of 45 4.3.2 Development Standards Applicable to Property Located West of Walker Street The provisions in this section are applicable to property located west of Walker Street, which includes the land use designations provided in Figure 4-3. Figure 4-3 Property Located West of Walker Street Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 26 of 45 Table 4.3.2 – General Development Standards (West of Walker Street) Development Feature PO, PO/HSC MUBP, MUBP/GRC MUC/SR (1), MUC/R, HDR Overlay CC PO HSC MUBP GRC MUC SR (2) (3) R (2) (3) HDR Overlay (2) (3) Minimum Lot Area 20,000 ft2 20,000 ft2 20,000 ft2 20,000 ft2 10,000 ft2 10,000 ft2 10,000 ft2 10,000 ft2 (23) Minimum Parcel Width 100 ft (4) 100 ft (4) 100 ft (4) 100 ft (4) 50 ft 100 ft 50 ft 50 ft Minimum Parcel Depth – – – – – 100 ft – – Maximum Site Coverage (5) (5) (5) (5) – 60% (5) (5) Maximum Floor Area Ratio See General Plan Land Use Element (GP LUE) – – – See GP LUE Maximum Density – – – – – 20 du/ac (6) 19 du/ac 60 du/ac (23) Maximum Building Height 99 ft (7) 99 ft (7) 50 ft (7, 8) 50 ft (7, 8) 99 ft (7) 55 ft (7) 99 ft (7) 99 ft (7) Minimum Front Yard Setbacks (9) (9) – – – 10 ft – – Katella Avenue – – – – 25 ft (10) – 15 ft 15 ft Siboney Street – – – – 10 ft – 10 ft 10 ft Winners Circle – – – – 10 ft – 10 ft 10 ft Cerritos Avenue – – 40 ft (11) 40 ft (11) – – – – Walker Street 30 ft (12) – 30 ft (12) 30 ft (12) – – – – Minimum Street Side Yard Setbacks (9) (9) – – – 10 ft – – Katella Avenue – – – – 25 ft (10) – 15 ft 15 ft Siboney Street – – – – 10 ft – 10 ft 10 ft Winners Circle – – – – 10 ft – 10 ft 10 ft Cerritos Avenue – – 40 ft (11) 40 ft (11) – – – – Walker Street 30 ft (12) – 30 ft (12) 30 ft (12) – – – – Minimum Side Yard Setbacks – – – – – 5, 10 ft (13) – – Minimum Rear Yard Setbacks – – – – – 5 ft – – Minimum Setbacks to Adjacent Uses – – – – – – – – Town Center Specific Plan Uses – – – – – – 5 ft (14) 5 ft (14) Mixed-Use Business Park or Commercial Uses – – 5 ft (15) 5 ft (15) 5 ft (15) – – – Distance Between Structures on the Same Parcel – – – – – (16) – – Off-Street Parking (17) See CZO § 2.06.050 and § 14 See CZO § 2.05.050 and § 14 (18) (19) See CZO § 2.05.050 and § 14 (20) See CZO § 2.05.050 and § 14 (20) Minimum Landscape Coverage – 25% (21) Minimum Common Open Space – 200 ft2/du (22) Minimum Private Open Space – 50 ft2/du “– “ = Not applicable Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 27 of 45 (1) As an alternative to meeting the parking requirements in this Specific Plan or the Zoning Ordinance, a developer may submit a parking study during the review process to justify adjustments. If approved, the parking requirements for the project may differ from those in this Specific Plan or the Zoning Ordinance based on the study's findings. (2) Accessory Dwelling Units: Refer to Subsection 3.17.200 (Accessory dwelling units) in the Cypress Zoning Ordinance for objective standards applicable to all accessory dwelling units. (3) Multi-Family Residential: Refer to Subsection 3.17.310 (Objective standards for multi-family dwellings) in the Cypress Zoning Ordinance for objective site planning and design standards applicable to all multi-family residential development. (4) Along a street frontage. (5) Site coverage, defined as the building-ground contact area divided by the total net lot area, shall not exceed 60% if surface parking is provided and 70% with parking structures providing all or part of the parking spaces. (6) The maximum allowable density within the MUC/SR land use designation shall be 20 du/ac, provided that an assisted living facility shall not be considered a multi-family dwelling and no portion of any such facility shall constitute a dwelling unit. (7) In compliance with Federal Aviation Regulations (FAR) Part 77, applicants proposing structures that penetrate the 100:1 Notification Surface must file a Form 7460-1, Notice of Proposed Construction or Alteration with the Federal Aviation Administration (FA A). A copy of the FAA application must also be submitted to the Airport Land Use Commission (ALUC), and the applicant must provide the City with FAA and ALUC responses. Structures shall not penetrate FAR Part 77 Obstruction—Imaginary Surfaces for Joint Forces Training Base – Los Alamitos unless found consistent by the ALUC. For purposes of Part 77 FAR and ALUC, the maximum building height includes any roof mounted equipment and/or architectural details. (8) Buildings adjacent to Cerritos Avenue shall not exceed 40 feet in height. (9) All buildings 45 feet in height or less shall have a minimum setback of 25 feet. All buildings greater than 45 feet in height but less than 85 feet in height shall have a minimum 100-foot setback. All buildings greater than 85 feet in height shall have a minimum 200- foot setback. (10) Katella Avenue shall have a minimum front and street side yard building setback of 25 feet. The first 20 feet of the 25-foot building setback shall be landscaped. (11) Adjacent to Cerritos Avenue, all buildings shall have a minimum 40-foot setback. The first 20 feet adjacent to the street must be landscaped. (12) Walker Street shall have a minimum front and street side yard setback of 30 feet. The minimum distance from the property line to surface parking shall be 20 feet. (13) For single-story dwellings, the interior side yard setbacks shall be 5 feet and for two-story dwellings, the interior side yard setbacks shall be 10 feet. (14) Applies to interior setback from the Town Center Specific Plan, measured from the property line. (15) Along property lines that separate mixed use business park or commercial uses there shall be a setback of 5 feet, which may be reduced to 0 feet, subject to approval from the Design Review Committee. (16) 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. (17) No overnight parking of vehicles shall be allowed other than those used in conjunction with a permitted use. (18) Parking requirements shall conform to the Cypress Zoning Ordinance, with the exception that senior housing must provide a minimum total of one garage space for each dwelling unit and one uncovered guest space for every 20 dwelling units. (19) For minimum driveway widths, see Table 2-3 in Subsection 2.05.040 (Residential zoning district general development standards) of the Cypress Zoning Ordinance. (20) Parking requirements shall conform to the Cypress Zoning Ordinance, with the exception that residential developments must provide a minimum of 1.65 spaces per dwelling unit, which includes 0.2 spaces per unit designated for visitor parking. (21) Includes pedestrian walkways, drives, and hardscape improvements. (22) Common Open Space shall be devoted to landscaping, patios, enclosed club and fitness rooms, and outdoor facilities such as recreational facilities, pools, and areas devoted to dogs. These areas can include pedestrian walkways, drives and hardscape improvements to support access and use of the common open space/recreational facilities. The above listed common open space facilities may be counted towards credit for private open space facilities under Article VI in Chapter 25 (Subdivisions) of the Cypress City Code. (23) The development standards applicable to the PS-1A Zoning District in Cypress Zoning Ordinance shall be applicable to Cottonwood Church. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 28 of 45 4.3.3 Development Standards Applicable to All Property The following standards are applicable to all property within the CBPSP area. All improvements must comply with the development standards listed below and must be approved by the Planning Division and Building Division, as applicable. A. Landscaping 1. General Landscaping Requirements: a. All required setback areas abutting a public street, as identified in Tables 4.3.1 and 4.3.2, shall be fully landscaped, except for necessary walks and driveways providing access from a public right-of-way. However, the following locations have specific landscaped setback requirements: i. Along Cerritos Avenue, the required landscaped setback shall be a minimum depth of 20 feet. ii. Along Valley View Street, for properties located north of Katella Avenue, the required landscaped setback area shall be a minimum depth of 38 feet, which includes a 10-foot-wide bicycle/pedestrian path. b. All areas not covered by buildings, structures, paving, or impervious surfaces shall be landscaped and irrigated to enhance the site's aesthetics and environmental quality. c. One minimum 15-gallon tree shall be provided for every 200 square feet of landscaped area. A minimum of 20 percent of the required trees shall be a 24-inch box. Trees shall be strategically placed to provide shade for paved areas, building walls, roofs, and windows, mitigating heat gain effects. d. One shrub shall be provided for every 25 square feet of landscaped area. A minimum of 50 percent of the required shrubs shall be 5-gallons. e. At least 50 percent of all landscaped areas containing trees and shrubs shall be underplanted with groundcover, with the remaining areas to incorporate a minimum 2-inch layer of mulch. f. Landscape areas, except for vine pockets, shall have a minimum dimension of five feet. Nonliving ornamental landscape materials shall be limited to five percent of the landscape area and shall consist of permeable materials. g. Landscaping shall not interfere with security surveillance of the building and parking areas. h. Non-functional turf is prohibited. i. Efficient irrigation systems shall be installed to minimize runoff and evaporation, ensuring maximum water delivery to plant roots. j. All landscaping materials shall be consistent with Appendix A (Plant Palette) of this Specific Plan. k. Landscaping elements, such as hedges, shrubs, and trees shall be integrated into screening design as feasible to soften the visual impact of structures and create a more inviting environment. 2. Parking Landscaping and Design: a. Parking areas shall consist of smaller, interconnected lots with shared driveways and landscape islands to reduce visual dominance. b. Each off-street parking area shall provide landscaped area(s) equivalent to 20 square feet for each parking space. Such landscaping shall be provided along the periphery of the parking area and shall consist of trees and plant material. At minimum, one 15-gallon tree for each 10 parking spaces shall be provided in these landscaped areas. In addition, a minimum of one 24- inch box canopy tree shall be provided in the interior portions of the parking area for each 1,500 square feet of parking area. Required landscaped yard or setback areas shall not be construed as satisfying a portion of the landscaped area required by this Subsection. c. A minimum 5-foot-wide bermed and landscaped screen shall be installed along all parking areas abutting a roadway. Except as otherwise provided, the screening shall have a total height of not less than 3 feet and not more than 3½ feet. Where there is a difference in elevation on opposite sides of the screen, the total height shall be measured from the highest elevation. d. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at least 6 inches higher than the adjacent vehicular area or shall be protected from vehicular damage in some manner. e. A 2-foot parking overhang into landscape areas, in lieu of concrete wheel stops, is encouraged, however, this 2-foot overhang is in addition to the required landscaped area. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 29 of 45 f. Parking structure facades shall blend seamlessly with surrounding buildings and shall be landscaped, both along the building periphery and at entries and exits creating a transition to human scale. 3. Streets and Intersections: Landscaping along all streets and boundaries shall have a maximum height of 3½ feet within 15 feet of the point of the intersection of: 1) a vehicular accessway or driveway and a street, 2) a vehicular accessway or driveway and a sidewalk, and 3) two or more vehicular accessways, driveways, or streets. 4. Maintenance: All required landscaped areas shall have permanent and adequate irrigation systems. Landscaping must also be maintained to ensure plants remain healthy, pruned, and free of disease, with ground cover providing consistent coverage. Landscaping must not interfere with the maintenance or repair of utilities, restrict pedestrian or vehicular access, or create traffic hazards by obstructing visibility. Additionally, property owners must ensure that all landscaping is kept in a condition that upholds the aesthetic quality of the business park. Landscape maintenance may be turned over to the property owners at a future time. 5. Water Conservation and Quality: a. Water Efficient Landscape Requirements: Refer to Article I Water Efficient Landscape Requirements of Chapter 29 Water Conservation in the Cypress City Code for applicable landscape water use standards and guidelines, including but not limited to Maximum Applied Water Allowance (MAWA). b. All projects shall comply with State and local regulations for pollutant discharge and water quality. Methods to achieve compliance may include oil/water separators, catch basin inserts, sand filters, vaults, trenches, dry wells, roof downspout infiltration, porous pavement, grid pavers, grass swales, and other similar features. c. Landscaping and site design shall prioritize elements, such as bioswales and other biotreatment solutions, that absorb water runoff, improve water quality, and reduce pollutant discharge. d. Ground surfaces in open space areas shall maximize the use of permeable materials to reduce stormwater runoff and facilitate infiltration into the water table. Where significant permeable areas cannot be provided on-site, the collection, storage and re-use of stormwater shall be incorporated. 6. Hardscape Elements: a. Integration and Design: Hardscape features such as light fixtures, benches, trash receptacles, and planters shall be thoughtfully integrated into plazas, courtyards, and transitional areas to establish a cohesive visual and physical connection between buildings and landscape materials. Primary materials for garden walls, fences, paving, lighting, and street furniture shall complement and enhance the architectural design, creating a unified aesthetic throughout the project. Materials designated for hardscape elements must adhere to the following guidelines. b. Paving: i. Durability: Paving materials shall be durable and capable of withstanding heavy vehicle loads and foot traffic. Recommended materials include concrete, asphalt, or interlocking pavers with a minimum compressive strength of 5,000 pounds per square inch (psi). All paving must be slip-resistant and designed to minimize cracking and deterioration. ii. Design: Paving shall complement the architectural style and landscaping of the development. Colored or textured paving materials may be used to delineate pedestrian pathways or driveways. All paved surfaces must comply with Americans with Disabilities Act (ADA) accessibility requirements. c. Furniture: i. Materials: Furniture such as benches, trash receptacles, and bike racks shall be constructed of high-quality, weather-resistant materials (e.g., powder-coated steel, treated wood, or reinforced concrete) to withstand outdoor elements and heavy use. Materials shall be low-maintenance and vandal-resistant to ensure long-term durability. ii. Placement: Furniture shall be strategically positioned to enhance pedestrian comfort without obstructing circulation or accessibility. Benches shall be located near building entrances, along walkways, and in plazas, maintaining a minimum clearance of 4 feet around furniture to meet ADA standards. Trash receptacles shall be conveniently placed near seating areas while positioned outside pedestrian pathways to avoid obstructions. B. Truck and Loading Areas 1. Orientation: Truck loading docks, wells, or doors shall not face a public street or residential area, nor encroach into the required front and street side yard setbacks. These facilities may face a public street or residential neighborhood only if screened and approved by the Design Review Committee. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 30 of 45 2. On-Site Loading: Each site must provide for necessary vehicle loading, with no on-street loading allowed. 3. Setback: All loading facilities shall be set back at least 40 feet from the property line, with deviations permitted upon approval from the Design Review Committee. 4. Design: Loading facility doors shall be a color that is compatible with the main building. 5. Circulation: Site layouts shall facilitate efficient vehicle and pedestrian movement, ensuring adequate space for truck staging, emergency vehicle access, and maneuvering. Service entrances shall be located to prevent conflicts with front entries, and loading areas shall be designed to ensure they do not interfere with on-site pedestrian and vehicular circulation by keeping them separated from public parking and entry areas. C. Architectural and Site Design 1. Building Orientation: Building placement shall maximize opportunities for daylight and support energy efficiency. Street-adjacent buildings shall be oriented towards street frontages to create an inviting public edge. 2. Pedestrian Connectivity: Direct pedestrian pathways shall connect streets, parking areas, and sidewalks to building entrances. Crosswalks and walkways in parking areas shall be accentuated using raised, colored, or textured pavement safety. 3. Façade Articulation: Building facades facing public street must be offset or architecturally treated every 150 feet to prevent blank facades. Acceptable treatments include material changes, color variation, pilasters, staggered setbacks, varied rooflines, landscape treatments, and the integration of base, middle, and top elements such as textured materials, cornices, and roof overhangs. 4. Stepped Massing: For multi-story buildings, a stepped-back or tiered building massing approach, particularly along major arterials, shall be encouraged to enhance visual interest and create a dynamic streetscape. 5. Elevation Consistency: Rear and side elevations shall incorporate similar and complementary materials and details to maintain visual harmony and coherence on all sides of a building. 6. Roofline Design: Flat roofs with parapet walls are appropriate for screening rooftop equipment, though buildings with articulated rooflines with varying roof planes are encouraged. No part of the roof shall project above the parapet. 7. Materials Restrictions: The use of prefabricated, all-metal steel sheathing for buildings is prohibited. However, metal details, may be incorporated into building designs. 8. Enhanced Entrances: Major building entrances shall be highlighted with enhanced paving, distinct materials, landscaping, and clear signage. The recommended entry features and focal points shown below are provided to maintain visual quality throughout the development. Recessed Entries Projected Entries Entry Overhead Elements Windows Landscaped Planters RECOMMENDED Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 31 of 45 D. Fences and Walls 1. Maximum Height: Walls or fences located within required setback areas adjacent to streets or within 15 feet of the intersection of a driveway and street right-of-way (public or private) shall not exceed 3½ feet in height. Walls or fences located in all other areas shall not exceed 8 feet in height. 2. Design: Walls and fences shall be consistent with the architectural materials of the structures and integral components of the development, constructed from attractive, durable, and complementary materials that align with the building's aesthetic and established design theme. 3. Wall Articulation: For walls and fences facing a public right-of-way, long, unadorned wall expanses shall be avoided to maintain visual interest and architectural integrity. 4. Permitted Materials: The following materials shall be allowed for walls and fences: i. Wrought Iron, or equivalent tubular steel ii. Concrete masonry: integral color (consistent with building color) iii. Brick iv. Concrete: textured, brushed, hammered, rock salt, sandblasted, integral color (consistent with building color) v. Stucco: integral or painted color (consistent with building color). 5. Prohibited Materials: Screen walls or fences made of sheet or corrugated iron, steel, aluminum, or security chain-link fencing are prohibited. 6. Landscape Integration: Landscaping shall be incorporated to soften the massing of walls and fences. Earth berms and landscaping shall be encouraged to reduce the apparent height of screen walls. E. Lighting 1. Location: Adequate lighting shall be provided for all building entrances/exits, parking areas, truck courts, vehicle and pedestrian circulation, building exteriors, service areas, courtyards, arcades, and seating areas. 2. Light Quality and Intensity: Lighting for streets, parking areas, and the project site shall provide varying intensities, with emphasis on high-traffic areas. Uniform illumination is required for parking lots and driveways, with gradual transitions in light intensity between major points of interest to maintain safety. Pedestrian lighting shall be subdued and warm-white in tone. A consistent light color is preferred, and the use of high-pressure sodium lights is encouraged. All lighting must comply with the intensity standards outlined in Subsection 3.11.060 (Exterior Lighting) of the Cypress Zoning Ordinance. 3. Design: All light standards and fixtures shall be selected to blend with architectural and landscaping design. Security lighting fixtures shall not project above the fascia or roof line of the building. All lighting shall be positioned, shielded, and/or designed to prevent direct projection onto adjacent properties or the right-of-way. The shields shall be painted to match the surface to which attached. 4. Pedestrian Areas: Light fixtures in pedestrian areas shall not exceed 12 feet in height. 5. Parking Areas: Light standards and fixtures in parking areas shall not exceed 25 feet in height. 6. Streetlights: Light standards adjacent to streets shall not exceed 35 feet in height and be of a consistent and high- quality design. All streetlights within the public right-of-way shall meet City of Cypress Public Works street lighting guidelines and requirements, or as approved by the City Engineer. 7. AELUP Compatibility: Exterior lighting shall be consistent with the Los Alamitos Joint Forces Training Base Airport Environs Land Use Plan. F. Screening and Noise Attenuation 1. Strategic Screening Placement: Screening elements shall be strategically placed to effectively block sightlines to outdoor storage areas, loading docks, and other industrial features that may detract from the surrounding landscape. 2. Trash Enclosures, Truck Courts, Loading, and Service Areas: Trash enclosures, truck courts, loading bays, and service areas shall be screened using landscaping, walls, or other elements to minimize visibility. These areas shall not pose a hazard to or conflict with the movement of automobiles, pedestrians, or bicycles. Screening elements shall maintain visual continuity and cohesion throughout the site, creating a unified and aesthetically pleasing appearance from all vantage points. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 32 of 45 3. Storage Areas: Storage is only permitted within fully enclosed buildings or structures, unless otherwise approved by the Design Review Committee. Any approved outdoor storage must be accessory to the permitted use on the premises, confined to the rear two-thirds of the property, and fully screened from view using landscaping, walls, slatted fencing, buildings, or a combination of these methods to a height that conceals the items from neighboring properties and streets. 4. Exterior Mechanical Equipment: a. Exterior components of plumbing, processing, heating, cooling, and ventilating systems (e.g., piping, tanks, fans, ducts, etc.) shall not be visible from 5 feet above ground level within 500 feet of any building wall, unless approved by the Design Review Committee. Mechanical equipment shall be screened from view of streets, highways, and residential areas with materials and colors consistent with the building design and/or landscaping. All such mechanical equipment shall be designed as an integral part of the building and be maintained in a clean and proper condition. b. Roof-mounted mechanical equipment and ductwork shall be screened with unobtrusive enclosures that blend with the building’s design and comply with the State of California safety and OSHA standards. When possible, building parapets shall be tall enough to eliminate the need for additional screening. Roof top mechanical equipment and screening shall be setback 15 feet (unless the screening is an integral part of the facade) from an exterior building edge. c. Cyclone blowers shall be screened by a wall, fence, or landscape materials and shall be located below the fascia and/or roof line of the building. They shall also be located on the rear or "hidden" side of the building and painted to match the surface to which they are attached. 5. Exterior Electrical Equipment and Transformers: Electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is least visible and substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street-side or primary exposure side of any building. 6. Building Fixtures: Vents, louvers, exposed flashing, tanks, stacks, overhead doors, rolling and "man" service doors shall be painted consistent with the color scheme of the building. 7. Noise Attenuation: a. Industrial developments which adjoin residentially zoned areas shall include noise bafflers and/or deflectors on all mechanical equipment mounted outdoors to the satisfaction of City staff. b. In compliance with Section 3.2.4 of the AELUP for the JFTB Los Alamitos, the noise impact of residential uses within the 60 dB CNEL/Noise Impact Zone 2 is sufficient to require sound attenuation as set forth in the California Noise Insulation Standards, Title 25, California Code of Regulations. The residential use interior sound attenuation requirement shall be a CNEL value not exceeding an interior level of 45 dBA. In addition, all designated outdoor common or recreational areas within Noise Impact Zone 2 must provide outdoor signage informing the public of the presence of operating aircraft. G. Refuse Collection Areas Compliance with Regulations: Refuse collection areas shall be designed and constructed in accordance with all state laws and Subsection 3.11.120 (Solid waste, organic waste, and recyclable materials storage) of the Cypress Zoning Ordinance. H. Utilities 1. Underground: All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical, telephone and communications wires and equipment shall be installed and maintained underground. 2. Design and Installation: On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving, and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use. 3. Temporary Utilities: Temporary overhead power and telephone facilities shall be permitted during construction. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 33 of 45 I. Signage 1. General Requirements: a. Signage for individual buildings shall not be allowed to conflict or interfere visually with other signage. To support this, a "human scale" shall be maintained in all sign designs. b. A sign shall be defined as including all parts, materials, frames and backgrounds, measured to the nearest geometric configuration. c. Logos or identification symbols shall be considered signs. Sign information should be limited to tenant's trade name, logo, and/or logo type. d. All signs and their supporting structures shall be enclosed, structurally safe, and maintained in good condition. e. Signs visible from the exterior of any building may be lit, but no signs or any other contrivance will be devised or constructed to rotate, gyrate, blink or in any fashion. f. All cabinets, conductors, transformers or other equipment must be concealed from public view. g. All signs and their supporting structures shall comply with the City building and electrical codes. 2. Sign Programs: A sign program promotes aesthetically cohesive and consistent signage for developments, ensures alignment with the City’s zoning regulations, and enhances effective business identification. Developing a sign program is encouraged for all multi-tenant developments and may also be adopted by single-tenant developments at their discretion. 3. Building Identification Signs: Each street frontage is allowed one building identification sign, which must be affixed to a vertical building surface, integrated with the architectural design, single-faced, illuminated, and no larger than 100 square feet in area. Building identification signs should solely display the building name, without any advertising content. 4. Business Identification Signs: Business identification signs should solely display the business name, symbol, or logo, without any advertising content. a. Wall Signs: i. No wall sign shall exceed an area equal to 1½ square feet of sign for each one foot of lineal frontage of the building or store, fronting on a street or parking lot. No sign shall exceed 150 square feet of area nor comprise more than 10% of the area of the elevation upon which the sign is located. ii. In multi-tenant industrial buildings, each business shall be permitted to install a wall sign over the entrance to identify the tenant. Said signs shall be oriented toward the street, parking or pedestrian area for that building and shall not exceed one square foot of sign area for each lineal foot of building frontage up to a maximum of 20 square feet. iii. Restaurants may have one wall sign for each building face not to exceed a total of 3 wall signs. The front sign shall not exceed one square foot of sign area for each linear foot of front building elevation. Side or rear signs shall not exceed one square foot of sign area for every two linear feet of the side or rear elevation. iv. Wall signs shall be composed of wood, metal, plastic (Plexiglas or Fiberglass), paint or comparable weather-resistant material. b. Ground Signs and Freestanding Signs: i. Ground signs shall not exceed 6 feet above grade in height or more than 1½ square feet in area for each one foot of lineal building or store frontage. Frontage shall be defined as the face of a building or store that fronts a street. However, no sign shall exceed 150 square feet in area. No sign may block the view of vehicles turning, as determined by the City Engineer. ii. For commercial uses, in lieu of a ground sign, one freestanding identification sign may be allowed provided that it does not exceed 25 feet in overall height or 150 square feet in area. iii. All freestanding signage structures shall be cast in concrete, or a substitute material approved by the Planning Division with the design approach being one of monolithic permanence. Lighting for these signs can utilize flood lights located at their base to provide a wash of light over the structure. Signage lettering and numbering may be case letter (cast into structure or raised-case letters fixed to the face of the structure), self-lit type, sandblasted into wall surface or onto wood. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 34 of 45 5. Entry Sign: Entry monument signs shall be permitted adjacent to the primary project entries and shall not exceed 4 feet in height and 40 square feet in size per face on each sign. Secondary entry signs shall not exceed 2½ feet in height and 15 square feet in size per face on each sign. Number, location and area are subject to Planning Division approval. 6. Vehicular and Pedestrian Directional Signs: Vehicular directional signs shall not exceed 6 feet in height and 15 square feet in size per face on each sign. Pedestrian directional signs shall not exceed 5 feet in height and 15 square feet in size per face on each sign. Directional signs shall not obstruct views of turning vehicles. The total number of such signs shall be subject to the review and approval of the Planning Division. 7. Temporary Signs: a. Onsite unlighted subdivision signs shall be allowed for a non-renewable period of one year, provided that one sign is allowed per project, the sign area per face shall not exceed 100 square feet, it is erected only for the purpose of announcing the subdivision and sale or rental of the property where located, and that it is approved by the Planning Division. b. Refer to Section 15 (Signs) of the Cypress Zoning Ordinance for requirements applicable to political campaign signs. c. Banners, flags, aerial signs, and other non-exempted temporary signs shall be allowed for a non-renewable period of 30 days, subject to approval of a temporary sign permit from the Planning Division. No more than two temporary sign permits may be issued per business per year. Temporary sign permits should only be issued for grand openings, open houses, or special events, as approved by the Planning Division. d. One unlighted real estate sign per frontage, not exceeding 48 square feet in size, pertaining only to the sale, lease, or rental of the particular commercial or office building or property. e. One unlighted construction sign per job site, not exceeding 32 square feet containing the name of the project, and the names and addresses of the contractors, architects, engineers, landscape architect, project or leasing agent, financing company, or developer. 8. Prohibited Signs: a. Inflatable signs, balloons, animals, symbols, etc. b. Rooftop signs c. Signage in or on windows d. Signs on trailers or painted on the sides of large disabled or parked vehicles. e. Signage painted directly onto windows or exterior walls f. Projecting signs g. Magnetic signs h. Rotating or moving signs i. Flashing signs with the exception of changeable copy signs subject to the approval of a Conditional Use Permit and in compliance with all applicable provisions of the Cypress Zoning Ordinance j. Billboards k. Pole signs J. Performance Standards Any permitted use shall be performed or carried out entirely within a building that is designed and constructed so that the enclosed operations and uses do not cause or produce a nuisance to adjacent sites, such as but not limited to the following: radio frequency interference, sound, vibration, electromechanical disturbance, electromagnetic disturbance, radiation, air pollution, dust, emission of toxic or non-toxic odors, or toxic and non-toxic matter. Further, any permitted use shall meet all applicable performance standards specified in Section 10 (Performance Standards) of the Cypress Zoning Ordinance that do not conflict with any of the provisions of this Specific Plan. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 35 of 45 4.3.4 Edge Design Standards A. Streets 1. General Streetscape Standards a. Consistency and Visual Appeal: All landscaped street edges within the CBPSP area shall create a cohesive streetscape, integrating drought-tolerant groundcover, informal tree groupings, and aesthetically pleasing berms. b. Landscaped Setbacks: Landscaped edges vary by roadway but generally range from 15 to 30 feet in width based upon the required setback (see Tables 4.3.1 and 4.3.2). c. Sidewalk Width: Sidewalks on all arterial roadways (major, primary, secondary, and collector) shall be a minimum of five feet wide and shall have meandering sidewalks (up to 10 feet wide) as required by the Director of Public Works. Sidewalks on local roadways shall be a minimum of five feet wide. d. Plant Palette: Utilize drought-tolerant plants, replacing existing turf where applicable, in line with the CBPSP Plant Palette (Appendix A). e. Landmark Trees: Landmark trees must be preserved, relocated, or replaced as per Landmark Tree Replacement Guidelines. f. Maintenance: The maintenance of landscaped edges shall be the responsibility of the property owner. All landscaped areas must be kept in a healthy, thriving condition and remain free of weeds, debris, and other unsightly elements. 2. Roadway-Specific Streetscape Standards a. Sequential Streetscape Design: Streetscapes shall incorporate the landscaped edge features detailed in the table below. The features are arranged sequentially, starting with item 1, which is located directly adjacent to the street. Each subsequent feature is positioned immediately behind the previous one. Table 4.3.4-1 – Roadway-Specific Streetscape Standards Roadway Landscaped Features Trees Cerritos Ave (East of Walker St) 1. Sidewalk 2. 3- to 3.5- foot-high undulating berms with 3:1 slope within the landscaped setback  Trees s hall be arranged in informal groupings of five or more, spaced 15 to 20 feet apart  Trees s hall be setback a minimum of 4 feet from sidewalks  A minimum clearance of 12 feet above the sidewalk shall be maintained  Trees shall be placed around berms, but must never be located directly on top of berms  Trees shall maintain uniformity in height and spread Cerritos Ave and Lexington Dr (West of Walker St) 1. Sidewalk 2. 4-foot-wide planting strip with groundcover on private property 3. 3-foot-wide, 5-foot-tall hedges to screen adjacent land uses 4. 6-foot-high wrought iron or equivalent fence Holder St 1. Sidewalk 2. Maximum 3-foot-high berms with a maximum 3:1 slope within the landscaped setback Katella Ave* 1. Sidewalk 2. 2- to 5-foot-wide parkway with low shrubs and hedges 3. 2- to 4- foot-high berms within the landscaped setback (for property west of Walker Street, berms must have a 2:1 slope on the parking side) Knott St. 1. Sidewalk 2. Maximum 3-foot-high berms with a maximum 3:1 slope within the landscaped setback Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 36 of 45 Roadway Landscaped Features Trees Valley View St* (Adjacent to Bolsa Chica Channel) 1. 2.5- to 3- foot-high undulating berms with 3:1 slope within the 38-foot-wide landscaped setback 2. Meandering sidewalk and bike path 3. 2.5- to 3- foot-high undulating berms with 3:1 slope within the 38-foot-wide landscaped setback Valley View St* (All Other Areas) 1. Sidewalk 2. 2-foot-wide parkway 3. Berm with 3:1 slope within the landscaped setback Walker St * 1. Parkway with varying widths 2. Meandering sidewalk 3. 4-foot-high berm with 2:1 slope on the parking lot side within the landscaped setback Internal or Local Streets  Maximum 3-foot-high berms with a maximum 4:1 slope and 3-foot-high hedge for screening parking/service areas within the landscaped setback (no hedge is required where the building edge abuts a landscape setback)  Single row of canopy trees spaced 20 to 40 feet apart  Trees shall be setback a minimum of 4 feet from sidewalks or curbs  A minimum clearance of 12 feet above the sidewalk shall be maintained Siboney St/ Race Track West Side 1. Sidewalk 2. 9-foot-wide planting strip with groundcover 3. 4-foot-high berm within a 35-foot-wide landscaped setback, which must have a 2:1 slope on the parking side and 3:1 slope on the opposite side East Side (within a 35-foot-wide landscaped area in the 110-foot-wide access and utilities easement): 1. Groundcover and trees 2. A meandering sidewalk and bike path 3. Additional Groundcover and trees  Trees s hall be spaced 15 to 20 feet apart  Trees s hall be setback a minimum of 4 feet from sidewalks  A minimum clearance of 12 feet above the sidewalk shall be maintained  Trees shall maintain uniformity in height and spread Vessels Cir North Side 1. 5-foot-wide landscaped parkway 2. Sidewalk 3. 2-foot-high berm within a 20-foot landscaped setback South Side 1. 16-foot-wide landscaped parkway * Along Katella Avenue, Valley View Street, and Walker Street, corners shall be special accent points with enhanced landscaping or decorative hardscape features. Chapter 4. Land Use and Development Regulations Cypress Business Park Specific Plan (CBPSP) Page 37 of 45 B. Buffers Table 4.3.4-2 – Buffer Design Standards Edge Landscaped Features Between the Cypress Town Center and Commons Specific Plan Area and CBPSP Area A landscaped island featuring a berm with a 3:1 slope on both sides, planted with eucalyptus groves. Between the Stanton Storm Channel and CBPSP Area A buffer zone along the southern perimeter of the CBPSP area is designed to screen residences south of the channel from center activities. The zone includes: 1. A 10-foot-wide service road maintained by the Orange County Flood Control District. 2. A five-foot-high chain-link fence along the southern edge of the service road. 3. Adjacent to the service road, a minimum 8-foot-high, 35-foot-wide landscaped berm planted densely to enhance screening and aesthetics. 4. A five-foot-high decorative wrought iron or equivalent security fence along the north side of the berm, adjacent to the parking area, for added security and separation. Where there is a difference in elevation on opposite sides of the screen, the height shall be measured from the highest elevation. Landscaping shall be per plan and any change shall require prior approval from the Planning Director and City Engineer. Any landscaping maintained by the property owner shall require a bond posted with the Community Development Department to guarantee against defects in plant materials and workmanship. Note: If the landscape district is dissolved, responsibility for maintaining the required landscape area will transfer to the adjacent property owner. Between the Southern Pacific Railroad Tracks and CBPSP Area A five-foot-wide landscape buffer consisting of dense, informal plantings of tall cypress or evergreen trees. Between Residential Uses and the CBPSP Area A minimum 5-foot-wide landscaped buffer of trees shall be provided along that portion of a side and rear property line where such side yard or rear yard abuts property that is zoned for residential uses or community facilities. Said trees shall be of sufficient size and species to provide maximum screening and buffering from noise and visual intrusion of an industrial use upon a residential or community facility use. Between Properties Within the CBPSP Area Where applicable, a perimeter buffer zone shall be established around a site using a combination of dense vegetation, earth berms, and architectural screening to minimize visual and noise impacts on adjacent properties. This can be waived by the property owner(s) to encourage shared parking and access facilities. Chapter 5. Development Plan Cypress Business Park Specific Plan (CBPSP) Page 38 of 45 CHAPTER 5. DEVELOPMENT PLAN The Development Concept for the CBPSP 5.1 Purpose This Chapter presents an overview of the existing public utility infrastructure serving the CBPSP area and its surroundings. Public utility suppliers include water, wastewater, drainage, natural gas, electricity, telecommunication, and solid waste. The Public Works Department will assess each utility on a project-specific basis to ensure compliance with relevant standards and requirements. 5.2 Regional Access The CBPSP area benefits from its proximity to major regional highways, including Interstate 605 (San Gabriel River Freeway), Interstate 405/State Route 22 (San Diego/Garden Grove Freeways), State Route 91 (Artesia Freeway), and State Route 39 (Beach Boulevard). Specifically, I-605 is situated to the west, I-405/SR-22 to the south, SR-91 to the north, and SR-39 to the east of the CBPSP area. Access to I-605 and SR-39 is available via Katella Avenue and Cerritos Avenue. 5.2.1 Primary Access Primary access to the Specific Plan Area is provided by Katella Avenue, Valley View Street, Cerritos Avenue, Knott Street, Holder Street, and Walker Street. Katella Avenue, a major east-west arterial highway, varies from 88 to 104 feet in width. Valley View Street, a major north-south arterial, serves as both a designated truck and bicycle route. Cerritos Avenue, another primary east-west arterial highway, ranges from 72 to 84 feet in width and is also designated as a truck route with a bicycle path incorporated into the existing sidewalk. Knott Street is a primary north-south arterial and designated truck route. Holder Street serves as a secondary north-south arterial, while Walker Street, also a north-south secondary arterial, varies in width – 64 feet wide north of Cerritos Avenue and 76 feet wide south of it. Walker Street is designated as both a truck route and bicycle path, featuring an off-street bicycle path between Cerritos Avenue and Katella Avenue. Additional access within the CBPSP area is provided by internal roadways, including Vessels Circle, Enterprise Drive, Plaza Drive, Corporate Avenue, Hope Street, Business Center Drive, etc. 5.2.2 Circulation Plan A. 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. B. Streets shall be designed and constructed in conformance with the General Plan Circulation Element and the City of Cypress Standard Plans. However, if alternative street designs are proposed, they may be considered for approval pursuant to the Alternative Street Sections guidelines outlined below. C. Any development along Lexington Drive shall require dedication of right-of-way. This requirement may be fulfilled through an irrevocable offer to dedicate 42 feet of right-of-way from the centerline of Lexington Drive. D. 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, this Specific Plan, and to the approval of the City Engineer. E. All street names within the Specific Plan Area shall be approved, and changed if necessary, by the City Engineer. F. 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. G. Bus turnouts and passenger waiting areas shall be provided at bus stops as determined necessary by the City Engineer. H. Internal streets within the Specific Plan Area may be public or private. I. To provide an opportunity for innovative and functional design within the Specific Plan Area, developers may propose street section standards that differ from the City's Standard Plans. These alternative standards may be approved by the City Engineer as part of the Site Plan Review process, provided that the developer demonstrates the reasons for and extent to which the proposed street section should differ from the City’s Standard Plans. If approved, the alternative street sections will replace the corresponding standards in the City’s Standard Plans for that particular development project. Chapter 5. Development Plan Cypress Business Park Specific Plan (CBPSP) Page 39 of 45 5.2.3 Transportation Systems Management To reduce vehicular congestion and improve traffic flow, various methods are encouraged. Private driveways should connect adjoining developments to reduce traffic, and common drives should be utilized with recorded easements to guarantee shared access and maintenance. For parcels of five acres or more, separate access points may be allowed for security and convenience, provided that access to adjacent parcels remains unobstructed. Developers must comply with the City's policies regarding the impact of land development on City services and participate in the City's traffic impact fee assessment, as outlined in Chapter 5, Article VIII of the Cypress City Code. Transportation Demand Management (TDM) measures apply to all development within the Business Park. For detailed requirements, refer to Article XVII Cypress Transportation Demand Management Requirements for Specific New Development Projects in the Cypress City Code. Developers shall also participate in the Business Park Transportation Systems Management (TSM) plan adopted by the City and join the Transportation Management Association (TMA) formed by Business Park landowners with City assistance pursuant to Article XVI Cypress Business park Vehicle Trip Reduction Program in the Cypress City Code. Developers shall participate in TSM programs on an equitable basis with all other City designated participants within the Business Park. 5.3 Water An extensive network of water lines currently serves the CBPSP area and its adjacent properties, with Golden State Water Company serving as the water purveyor. Existing water lines run through Lexington Drive, Cerritos Avenue, Katella Avenue, surrounding streets, and certain parcels within the CBPSP Area. Golden State Water Company has confirmed that these lines were built in compliance with the applicable codes at the time of their construction. Precise water system requirements will be determined as development projects are proposed within the CBPSP area as part of the site plan review process and, where applicable, the subdivision map process. Water mains located in the public right of way will remain owned and operated by Golden State Water Company. Any mains within private property that serve as part of the public water distribution system will be dedicated to Golden State Water Company through recorded easements following their construction and acceptance. 5.4 Wastewater The City is responsible for reviewing and approving wastewater within the Specific Plan Area, while the Orange County Sanitation District (OCSAN) manages trunk sewer lines and wastewater treatment. New development within the CBPSP Area may connect to existing trunk or main sewer lines, pending approval by the City Engineer or OCSAN. Precise sewer system requirements will be determined during the site plan review process or, where applicable, the subdivision map process. Development Conditions A. The developer shall examine the capacity of existing sewer mains and laterals to confirm they are adequate for the intended use. If the existing lateral is unusable or lacks sufficient capacity, the developer shall construct a new sewer lateral with a publicly owned cleanout/manhole in the public right-of-way, at a location approved by the City Engineer. The applicant shall connect to the City's sewer system or another jurisdiction, as directed by the City Engineer. B. Prior to the recordation of the subdivision map, the applicant shall submit a sewer plan, signed and stamped by a registered civil engineer, detailing all proposed public and/or private sewer lines, in accordance with the City’s Design Standards for Sewer Facilities. C. All sewer lines within the development shall be considered private and maintained by the developer or their successors in interest. The City of Cypress shall not be responsible for maintaining private sewer lines. 5.5 Drainage Each development project within the CBPSP area will incorporate grading and landscaping measures to manage stormwater runoff, aiming to mitigate its impact on the City's storm drain system. The primary goal is to enhance runoff quality and limit post-development hydrological effects through a strategy that prioritizes onsite storage and encourages infiltration across the Specific Plan area. Rainfall management techniques will include porous pavements, grassed swales, bioretention swales, and filter/buffer strips to capture and infiltrate rainwater onsite. If further reduction is necessary, additional methods such as dry wells, French drains, gravel-filled infiltration pits, and infiltration galleries may be employed. Biotreatment systems may be installed to improve stormwater quality before discharge. The implementation of Low Impact Development (LID) principles will minimize hard surfaces and utilize natural features where feasible. Chapter 5. Development Plan Cypress Business Park Specific Plan (CBPSP) Page 40 of 45 In some cases, onsite flood control facilities may be incorporated to temporarily store runoff until the City's storm drain system has sufficient capacity. These facilities, such as retention ponds or underground storage vaults, may be shared among multiple development parcels or implemented independently. Due to the variety of land uses within the CBPSP, a combination of drainage and treatment systems may be required, with the specific method to be determined during project development. All selected methods must receive approval from the City Engineer. 5.6 Natural Gas and Electricity The CBPSP area is served by Southern California Gas Company for natural gas and the Southern California Edison Company for electricity. The existing utility infrastructure is capable of being expanded to accommodate future development and increased demand within the CBPSP area. Precise system requirements for natural gas and electricity will be determined on a project-by-project basis during the site plan review process and, where applicable, through the subdivision map process. All expansions or modifications to the utility network must comply with standards and regulations set forth by the respective utility providers. 5.7 Solid Waste The City of Cypress contracts with a private solid waste hauler for the collection and disposal of solid waste generated within the CBPSP area. Solid waste collected from the area will be transported to an appropriate landfill facility, as designated by the City’s contracted hauler. Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP) Page 41 of 45 CHAPTER 6. PERMIT PROCEDURES AND PLAN IMPLEMENTATION Permit Review Procedures and Specific Plan Implementation Measures This chapter provides procedures and requirements for preparing, filing, and processing land use or development permit applications. 6.1 Specific Plan Adoption The City Council adopted the Cypress Business Park Specific Plan (CBPSP) in March 2025 in accordance with the provisions of Section 20 (Specific Plans) of the Cypress Zoning Ordinance. 6.2 Permit Review Authority Table 6.2 identifies the authority responsible for reviewing and deciding on each action required by the CBPSP. “Recommend” means the review authority makes a recommendation to a higher authority; “Decision” means the review authority makes the final decision (unless appealed); “Appeal” means the review authority considers and decides on appeals to an earlier decision, per Section 27 (Appeals) of the Cypress Zoning Ordinance. Table 6.2 – Review Authority Planning Permit (1) Review Authority Cypress City Code Reference Design Review Committee Planning Director City Council (2) Accessory Outdoor Dining Decision Appeal N/A Adjustments Decision Appeal N/A Conditional Use Permits Recommend Decision CZO § 4.19.070 Design Review Decision Appeal CZO § 4.19.060 (3) Development Agreements Recommend Decision CZO § 21 Extensions of Time Decision Appeal CZO § 5.24.050 General Plan Amendments Recommend Decision CZO § 28 Minor Changes to an Approved Project Decision CZO § 5.24.060 Sign Program Decision Appeal CZO § 4.19.060 Site Plan Review Recommend Decision N/A Specific Plan Amendments Recommend Decision CZO § 20 Tentative Parcel Map Recommend Decision CCC § 25-14 – 25-22 Tentative Tract Map Recommend Decision CCC § 25-7 – 25-13 Landmark Tree Removal Permit (4) Decision Appeal CCC § 17-17 Reasonable Accommodation Decision CZO § 4.19.100 (1) The Planning Director may defer any permit to the City Council for final determination. (2) All City Council decisions are final. (3) All subsections of Section 4.19.060 (Design Review) of the Cypress Zoning Ordinance shall apply, except for Subsection B. (Applicability). In the CBPSP area, Design Review shall be required for all new buildings, additions, structures, and sign programs that meet all development and design standards. The Planning Director may refer any Design Review application to the City Council as a Site Plan Review for final determination. (4) Per Section 17-18 (Same – Definitions) of the Cypress City Code, the phrase “landmark tree” means any tree designated as a landmark tree on the map on file in the Planning Division. Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP) Page 42 of 45 6.3 Adjustments A. Intent and Purpose of Subsection The Adjustment procedure is established to grant minor relief from development and design standards, under limited circumstances, where such relief would enhance the design and functionality of the proposed structure or addition. B. Allowable Adjustments The Director may consider applications for Adjustments to development and design standards listed in table 6.3 (Types of Adjustments Allowed). Table 6.3 – Types of Adjustments Allowed Types of Adjustments Allowed Maximum Adjustment 1. Distances between structures. A decrease in the minimum allowed distances between structures on the same parcel. 20% 2. Fence or wall height. An increase of the allowed maximum height of a fence or wall, subject to the review and conditions of the Building Official. 20% 3. Height of structures. An increase in the maximum allowable building height. 10% 4. Landscape requirements. An adjustment to any landscape standards with specific numerical requirements, such as setbacks, height, planting densities, and minimum dimensions. 10% 5. Parcel area, depth, or width. A decrease in the minimum required parcel area, parcel depth, or parcel width. 10% 6. Site coverage. An increase of the maximum allowable site coverage. 10% 7. Parking. A decrease in the number of required off-street parking spaces. 10% 8. Setback/yard area. A decrease in the maximum required setback/yard areas (e.g., front, rear, and side) for structures. 20% 9. Sign area/height. An increase of the maximum allowed height of signs or maximum allowed sign area. 10% 10. Design standards and objective standards for multi-family dwellings. A deviation from one or more standards set forth in Chapter 5 (Design Standards) of the CBPSP or Subsection 3.17.310 (Objective standards for multi-family dwellings) of the Cypress Zoning Ordinance may be approved if the Director determines that the project incorporates an alternative approach that effectively meets the intent of the original requirement. C. Procedures 1. Application Requirements: In addition to application filing requirements in Section 18 (Applications, Processing, and Fees) of the Cypress Zoning Ordinance, applicants must submit a statement of the requested Adjustment and reasons for the request. 2. Director's Investigation: The Director shall review the application, analyze precedent cases where relevant, and prepare a report outlining the facts relating to the application. 3. Director's Action: a. Based on the investigation, the Director shall approve, approve with conditions, or disapprove the Adjustment. b. The Director shall make the following findings of fact that establish the circumstances appropriate for the decision: i. The requested Adjustment is compatible with the intent and purpose of the Cypress Business Park Specific Plan (CBPSP); and ii. The requested Adjustment is compatible with the intent and purpose of the regulations and design standards of the CBPSP. c. A decision shall be made within 30 days of the date the application is deemed complete. Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP) Page 43 of 45 D. Adjustment Approval Attached to the Property An approved Adjustment remains valid only for the specified property and improvements for which it was granted. The approval continues to apply even with changes in property ownership or any lawfully existing structures on the property. E. Time Limit for Using an Adjustment 1. Establishment of the Right to Use an Adjustment: Adjustment approval shall be valid for 24 months from the effective date of approval. The approval shall lapse and become void after that period unless either: a. A building permit is issued, and construction is commenced and actively pursued on the approved site; b. If no building permit is required, a Certificate of Occupancy is issued for the approved structure; c. If no building permit or Certificate of Occupancy is required, the approved site is occupied; or d. The grantee files an extension application, as outlined in subsection E.2. below. 2. Extension of an Adjustment: a. The Director may approve or disapprove an extension application. b. The Director may modify existing conditions of approval or add new conditions to address any changes affecting the Adjustment or surrounding properties. c. The Adjustment may be extended once, for an additional 12 months, provided the extension application is submitted before the expiration date. 6.4 Site Plan Review A. Intent and Purpose The Site Plan Review is established to provide reviews of development projects which, due to the nature of their location or design, require special review to determine if the location or design is compatible with the surroundings of the area. The Site Plan Review ensures that projects comply with all applicable city standards and ordinances, align with the intent of the CBPSP, and are not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the immediate vicinity. B. Applicability Development projects that do not comply with the development standards and/or design standards, and are not eligible for an Adjustment, require Site Plan Review approval pursuant to this chapter. C. Procedures 1. Preliminary Plan: Applicants are required to submit preliminary plans for review and comment by the Planning Department prior to the final preparation of a Site Plan. 2. Application Requirements: In addition to the application filing requirements in Section 18 (Applications, Processing, and Fees) of the Cypress Zoning Ordinance, applications shall include any plans, documents, reports, and information required by the Planning Department to determine compliance with the provisions of the CBPSP. 3. Public Hearing Required: A public hearing before the City Council shall be noticed and conducted in compliance with Section 26 (Public Hearings) of the Cypress Zoning Ordinance. 4. Director’s Investigation: The Director will review the application and make a recommendation to the City Council based upon the project meeting the required findings in Section D below. The report will be provided to the City Council and the applicant before the scheduled public hearing on the application. D. Mandatory Findings for Approval of a Site Plan Review The City Council may approve, with or without conditions, a Site Plan Review application if it finds that: 1. The proposed project is compatible with the intent and purpose of the Cypress Business Park Specific Plan (CBPSP). 2. Development of the Site Plan will not have an adverse impact on public health, safety, interest, convenience or general welfare. Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP) Page 44 of 45 3. The Site Plan is compatible with the intent and purpose of the regulations and design standards of the CBPSP. E. Time Limit for Using Site Plan Review Approval 1. Establishment of the Right to Use a Site Plan Review: Site Plan Review approval shall be valid for 24 months from the effective date of approval. The approval shall lapse and become void after that period unless either: a. A building permit is issued, and construction is commenced and actively pursued on the approved site; b. If no building permit is required, a Certificate of Occupancy is issued for the approved structure; c. If no building permit or Certificate of Occupancy is required, the approved site is occupied; or d. The grantee or the city files an extension application, as outlined in subsection E.2. below. 2. Extension of a Site Plan Review: A Site Plan Review approval subject to lapse may be renewed for additional 12-month periods, not to exceed two extensions by the Planning Director (appealable to the City Council) as necessary. Any further extensions beyond that period may be requested but will be subject to City Council approval; provided, the application for renewal is filed with the Department before the expiration date. 6.5 Interpretation If ambiguity arises concerning the meaning or appropriate application of the provisions of the Specific Plan, the Planning Director has the authority to make an interpretation. 6.6 Nonconformities Section 25 (Nonconforming Uses, Structures, and Parcels) of the Cypress Zoning Ordinance shall apply to any nonconforming lots, structures, and uses within the CBPSP area. Subsection 3.13.070.K. (Nonconforming landscaping) of the Cypress Zoning Ordinance shall apply to nonconforming landscaping. Subsection 3.15.080 (Legal nonconforming signs) shall apply to nonconforming signs. 6.7 Severability If a court determines that a provision in this Specific Plan is unconstitutional or invalid, that determination shall not affect the validity of other parts of this document. 6.8 Implementation Action Plan Table 6.8 lists the tasks intended to guide the City through near-term and on-going implementation of the CBPSP. Table 6.8 – Implementation Action Plan # Action Responsible Party Economic Development and Business Support Implementation Measures 1. Develop a Fast-Track Program Develop a Fast-Track Program to expedite processing times for projects in the CBPSP area that align with the City’s economic development goals. Community Development Department 2. Develop an Economic Development Action Plan Develop an Economic Development Action Plan to guide economic development efforts within the City’s business parks, fostering job growth, business retention, and investment in key industries. Community Development Department 3. Business Retention Establish a program to facilitate direct communication with business owners, addressing challenges, and providing incentives for staying in Cypress. By maintaining ongoing engagement with business owners, the City will regularly assess needs and refine strategies to support long-term business success. Community Development Department 4. Marketing and Branding Strategy Promote the CBPSP area as a premier business destination through targeted marketing efforts, industry outreach, and digital campaigns that will enhance visibility and attract investment. Focus on attracting business sectors identified in an economic analysis that will generate quality employment opportunities and enhance the long-term vitality of the business park. Community Development Department Chapter 6. Permit Procedures and Plan Implementation Cypress Business Park Specific Plan (CBPSP) Page 45 of 45 # Action Responsible Party 5. Monitor Economic and Growth Indicators Implement a monitoring system with key performance indicators to track trends in public revenues, employment, population, and housing growth within the CBPSP area. Conduct periodic studies to assess the Business Park’s economic contribution to the City and refine strategies to support sustained growth and development. Community Development Department Infrastructure and Public Works Implementation Measures 6. Utility and Infrastructure Enhancements Facilitate upgrades to electric, natural gas, water, and broadband infrastructure by local utility providers, ensuring the CBPSP area can accommodate high-tech and research -oriented businesses. Additionally, sewer systems will be replaced or repaired as needed. Developers will be required to conduct engineering studies to assess system capacity and identify necessary improvements, ensuring long-term reliability, efficiency, and sustainability of essential infrastructure. Public Works Department 7. Stormwater and Drainage Upgrades As necessary, upgrade stormwater management systems to comply with local flood control requirements and ensure resilience against heavy rainfall. Public Works Department Sustainability and Environmental Implementation Measures 8. Renewable Energy Integration Encourage the use of solar panels, electric vehicle charging stations, and energy- efficient building designs within the Business Park. Community Development Department Public Works Department 9. Waste Reduction and Recycling Coordinate with businesses to implement best practices in recycling and waste reduction programs. Public Works Department 10. Landscape and Water Conservation Programs Assist in ensuring compliance with water-efficient landscaping regulations and promote the use of drought-tolerant native plants. Community Development Department Financing and Implementation Mechanisms 11. Grants and State Funding Opportunities Identify and apply for federal, state, and regional grants that support economic development, infrastructure, and sustainability programs in the Business Park. Community Development Department 6.9 Maintenance Final determination of maintenance responsibilities for the public and private improvements constructed within the Cypress BPSP will be determined in future entitlement approvals and/or a Development Agreement. It is anticipated maintenance shall be generally conducted as described in Subsection 3.10.090 Property Maintenance of the Cypress Zoning Ordinance. 6.10 Federal Aviation Administration Approval 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. Per Federal Aviation Regulation (FAR) Part 77, Section 77.9 notice to the Federal Aviation Administration (FAA) is required for any proposed construction or alteration that is more than 200 feet Above Ground Level (AGL) at its site, or that exceeds the imaginary surfaces described in Section 77.9. Notices to the FAA provide a basis for evaluating project impacts on operational procedures and air navigation. To coincide with the FAA regulations, the Airport Land Use Commission (ALUC) also requires notification of all such proposals. Compliance with the ALUC shall be assessed during Design Review or Site Plan Review. Projects within the CBPSP boundary shall meet the requirements of the Airport Environs Land Use Plan for JFTB. The Public Utilities Code for the State of California, Sections 21670 through 21679.5 governs the activities and responsibilities of the ALUC. CITY OF CYPRESS Cypress Business Park Specific Plan Appendix A LANDSCAPE EXHIBITS SURROUNDING ARTERIALS - KATELLA AVENUE 2.5’ OVERHANG PARKING SPACES 20’ MIN. BERMED PLANTING AREA 6’ MIN. SIDEWALK ROADWAY TRAVEL LANE 36” MAX. HEIGHT SHRUB PLANTING, TYP. SURROUNDING ARTERIALS - VALLEY VIEW STREET 10’ PARKWAY PLANTING AREA 2.5’ OVERHANG PARKING AREA 20’ BERMED PLANTING AREA 6’ MIN. SIDEWALK ROADWAY TRAVEL LANE 36” MAX. HEIGHT SHRUB PLANTING, TYP. PROJECT EDGES & BUFFERS 10’MAINTENANCE ROAD MAINT. ROAD 31’STORM CHANNEL STORM CHANNEL 35’BERMED BUFFER LANDSCAPE AREA BERMED BUFFER PLANTING AREA 2.5’ OVERHANG PARKING PARKING 5’ HIGH FENCE (DECORATIVE WROUGHT IRON OR EQUIVALENT) 5’ HIGH FENCE (OCFCD STANDARDS) INTERNAL ROADWAYS TYPE 2 INTERNAL ROADWAYS TYPE 1 44’TRAVEL LANES TRAVEL LANES MEDIAN TRAVEL LANES 2’ OVERHANG 2’ OVERHANG PARKING PARKING PARKING PARKING 25’ MIN. LANDSCAPE EDGE 15’ MIN. LANDSCAPE EDGE 15’ MIN. LANDSCAPE EDGE 36” MAX. HEIGHT SHRUB PLANTING, TYP. 36” MAX. HEIGHT SHRUB PLANTING, TYP. 15’ MIN. LANDSCAPE EDGE 5’ MIN. WALK 8’ PARKWAY 2’ OVERHANG 2’ OVERHANG 5.5’ UTILITY EASEMENT (from curb face) 5.5’ UTILITY EASEMENT (from curb face) ENTRY ELEVATION KATELLA AVENUE ENTRY ELEVATION: VALLEY VIEW STREET 14’ MEDIAN 14’ MEDIAN 84’ RIGHT OF WAY 84’ RIGHT OF WAY EXISTING TREE PALETTE & REPLACEMENT RECOMMENDATIONS PROPOSED PLANT PALETTES PLANT IMAGERY PLANTING DETAILS PLANT SPACING CITY OF CYPRESS Cypress Business Park Specific Plan Appendix B EXISTING TREE PALETTE & REPLACEMENT RECOMMENDATIONS LOW LOW HIGH LOW LOW LOW LOW LOW MOD. MOD. LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW MOD. MOD. MOD. V. LOW LOW MOD. MOD. LOW LOW LOW LOW LOW LOW MOD. MOD. MOD. MOD. MOD. MOD. HIGH V. LOW MOD. MOD. LOW LOW V. LOW X X X X X X X X X X X X X X X X X X X ACACIA LONGIFOLIA ACACIA MELANOXYLON (invasive) ALNUS RHOMBIFOLIA BRACHYCHITON POPULENUS CALLISTEMON CITRINUS CALLISTEMON VIMINALIS CHORISIA (CEIBA) SPECIOSA CORDYLINE AUSTRALIS CUPANIOPSIS ANACARDIOIDES (X) CUPRESSOCYPARIS LEYLANDII CUPRESSOCYPARIS SEMPERVIRENS ERYTHRINA CAFFRA EUCALYPTUS CAMALDULENSIS EUCALYPTUS CITRIADORA EUCALYPTUS (CORYMBIA) FICIFOLIA EUCALYPTUS LEUCOXYLON EUCALYPTUS POLYANTHEMOS EUCALYPTUS SIDEROXYLON EUCALYPTUS SPP. EUCALYPTUS VIMINALIS FICUS FLORIDA (macrocarpa/aurea) FRAXINUS VELUTINA JACARANDA MIMOSIFOLIA JUNIPERUS CALIFORNICA LIGUSTRUM LUCIDUM LIQUIDAMBAR STYRACIFLUA LIRIODENDRUON TULIPIFERA MELALEUCA NESOPHILA OLEA EUROPAEA PHOENIX DACTYLIFERA PINUS CANARIENSIS PINUS HALIPENSIS PINUS PINEA PISTACHIA CHINENSIS PLATANUS ACERIFOLIA PLATANUS RACEMOSA POPULUS NIGRA ‘ITALICA’ PRUNUS (blirtenina) CERASIFERA PYRUS BRADFORDII SALIX BABYLONICA SCHINUS MOLLE TRISTANIA (LOPHOSTEMON) CONFERTA ULMUS PARVIFOLIA WASHINGTONIA ROBUSTA Suggested Additions: GEIJERA PARVIFLORA CERCIDIUM ‘DESERT MUSEUM’ Sydney Golden Wattle Blackwood Acacia White Alder Bottle Tree Lemon Bottlebrush Weeping Bottlebrush Floss Silk Tree Corodyline Carrotwood Tree Leyland Cypress Italian Cypress Coral Tree Red Gum Lemon-scented Gum Red-flowering Gum White Ironbark Silver Dollar Gum Red Ironbark Eucalyptus Manna Gum Florida Fig / Florida Strangler Arizona Ash Jacaranda California Juniper Glossy Privet Liquidambar / Sweet Gum Tulip Tree Pink Melaleuca Olive (fruitless) Date Plam Canary Island Pine Aleppo Pine Stone Pine Chinese Pistache London Plane Tree California Sycamore Lombardy Poplar Purple Leaf Plum Bradford Pear Weeping Willow Peruvian (x Calif.) Pepper Brisbane Box Chinese Elm Mexican Fan Palm Australian Willow Desert Museum Palo Verde Agonis flexuosa ‘After Dark’ | Peppermint Willow Arbutus unedo ‘Marina’ | Strawberry Tree Heteromeles arbutifolia | Toyon Laurus nobilis | Sweet Bay Juniperus sco. ‘Wichita Blue’ | Witchita Blue Juniper Quercus ilex / Holly Oak Fraxinus velutina ‘Modesto’ | Modesto Ash Tipuana tipu | Tipu Tree Nyssa sylvatica | Sour Gum Brachychiton discolor | Queensland Lacebark (keep on palette for fall color & performance) (keep on palette for performance) (keep on palette for habitat & performance) Ginkgo ‘Autumn Gold’ | Autumn Gold Maiden Hair Feijoa sellowiana | Pineapple Guava Koelreuteria paniculata | Golden Rain Tree Schinus molle | Peruvian (Calif.) Pepper (keep on palette for narrow shape & performance) (keep on palette for performance - ‘True Green’ variety) Suggested evergreen for new low water palette Suggested accent tree for new low water palette BOTANICAL NAME Common Name RECOMMENDED REPLACEMENTS (Botanical name | Common Name) NOTE: Species recommended below are to replace existing trees with high or moderate water use, trees that are prone to limb failure, & species invasive in California. Other trees listed on the plan category palettes herein are also acceptable. WATER USE CITY OF CYPRESS (WUCOLS) PLAN CATEGORY TREE X X X X X X X X X X X X X X X X X X X X X X X X BUFFERS / BERMSX X X X X X X X X X X XPARKING & BLDG. FOUNDATIONS(Existing before SP)X X X X X X X X X X X X X X X X X X X X X X X X X X X XEDGES & BOUNDARIESX X X X X X X X X X X XENTRIES / INTERSECTIONSMature or declining Eucalyptus are prone to limb failure and can present safety and loss of property issues. Consider replacing declining Eucalyptus trees with alternative species like: Brachychiton, Calocedrus, Quercus, Platanus, Tamarix, or Ulmus depending upon site location, exposure, and water use of understory shrubs. CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D BP CO PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC BUSINESSPARK COMMERCIAL OFFICE PROF. OFC., COTTONWOOD CHURCH, MIXED-USE BUS. PK/ GEN. RETAIL COMM., MIXED- USE COMM./RESD., MIXED-USE COMM./SR. HOUSING, PROF. OFC. & HOTEL & SUPPORT COMM. LAND USE AREA X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X EXAMPLE SUGGESTED PLANTING IMAGERYCITY OF CYPRESS Cypress Business Park Specific Plan Appendix D PROPOSED PLANT PALETTE - ENTRIES / INTERSECTIONS entries / intersections Botanical Name Common Name TREES Cercidium ‘Desert Museum’ Desert Museum Palo Verde Chorisia (Ceiba) speciosa Floss Silk Tree Erythrina caffra Coral Tree Geijera parviflora Australian Willow Ginkgo biloba ‘Autumn Gold’ (male) Autumn Gold Maiden Hair Gleditsia triacanthos Honey Locust Laurus nobilis ‘saratoga’ Saratoga Laurel Liriodendron tulipifera Tulip Tree Olea europaea (fruitless) Olive (fruitless) Phoenix dactylifera Date Palm Pinus pinea Stone Pine Pistacia chinensis Chinese Pistache Platanus acerifolia London Plane Tree Platanus racemosa Western Sycamore Quercus agrifolia Coast Live Oak Quercus chrysiolepis Canyon Live Oak Quercus engelmanii Engelman Oak Quercus lobata Valley Oak Tipuana tipu Tipu Tree Tristania conferta Brisbane Box Ulmus parvifolia ‘True Green’ True Green Chinese Elm Botanical Name Common Name SHRUBS & GROUNDCOVERS Acacia redolens ‘Desert Carpet’ Prostrate Acacia Arbutus unedo ‘Compacta’ Compact Strawberry Tree Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita Artemisia californica ‘Montara’ California Montara Sagebrush Bougainvillea ‘Rosenka’ (compact) Rosenka Shrub Bougainvillea Carissa macrocarpa spp. and cvs. Natal Plum Ceanothus griseus var. horizontalis Creeping California Lilac Cotoneaster dammeri ‘Lowfast’ Bearberry Cotoneaster Gazania species Gazania Grevillea ‘Noellii’Grevillea Juniperus conferta ‘Blue Pacific’ Shore Juniper Lantana ‘New Gold’ New Gold Lantana Leucophyllum frutescens Texas Ranger Olea europaea ‘Montra’ Little Ollie Dwarf Olive Penstemon het. ‘Margarita BOP’ Foothill Penstemon Pittosporum tobira ‘Variegata’ Varigated Mock Orange Rhaphiolepis indica ‘Clara’ White India Hawthorne Rhaphiolepis indica ‘Pinkie’ Pink India Hawthorne (Low) Rosmarinus o. ‘Huntington Carpet’ Huntington Carpet Rosemary Westringia fruiticosa ‘Morning Light’ Morning Light Coast Rosemary Botanical Name Common Name GRASSES Bouteloua gra. ‘Blonde Ambition’ Blonde Ambition Blue Grama Dianella cap. ‘Clarity Blue’ Clarity Blue Flax Lily Dianella revoluta ‘Little Rev’ Little Rev Flax Lily Festuca mairei Atlas Fescue Hesperaloe parviflora ‘Brake Lights’ Brake Lights Red Yucca Lomandra long. ‘Platinum Beauty’ Variegated Dwarf Mat Rush Muhlenbergia capillaris ‘Regal Mist’ Regal Mist Muhly Muhlenbergia dubia Pine Muhly SUCCULENTS Agave ‘Blue Flame’ Blue Flame Agave Agave ‘Blue Glow’ Blue Glow Agave Aloe ‘Blue Elf’ Blue Elf Aloe Aloe striata Coral Aloe Bulbine frutescens Stalked Bulbine Sedum adolphii ‘Firestorm’ Firestorm Senecio serpens Blue Chalk Sticks CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D KEYMAP REFERENCE LOCATIONS parking areas & building foundations Botanical Name Common Name TREES Agonis flexuosa ‘After Dark’ After Dark Peppermint Willow Arbutus unedo ‘Marina’ Marina Strawberry Tree Cercidium ‘Desert Museum’ Desert Museum Palo Verde Chilopsis linearis ‘Burgandy’ Burgandy Desert Willow Erythrina caffra Coral Tree Feijoa (Acca) sellowiana Pineapple Guava Geijera parviflora Australian Willow Ginkgo biloba (male) Ginkgo (Male only) Gleditsia triacanthos Honey Locust Juniperus sco. ‘Witchita Blue’ Witchita Blue Juniper Koelreuteria paniculata Golden Rain Tree Lagerstroemia indica Crape Myrtle Laurus nobilis Sweet Bay / Laurel Ligustrum lucidum Glossy Privet Leptospermum scoparium New Zealand Tea Tree Nyssa sylvatica Sour Gum Olea Europaea (fruitless) Fruitless Olive Phoenix dactylifera Date Palm Pinus (brutia ssp.) eldarica Mondell Pine Pistacia chinensis Chinese Pistache Platanus acerifolia ‘Bloodgood’ London Plane Tree Prosopis glandulosa ‘Maverick’ Thornless Honey Mesquite Quercus chrysiolepis Canyon Live Oak Quercus ilex Holly Oak Quercus suber Cork Oak Quercus tomentella Island Oak Tamarix aphylla Athel Tree Tristania (Lophostemon) conferta Brisbane Box Tipuana tipu Tipu Tree Ulmus parviflora Chinese Elm Umbellularia californica California Laurel Botanical Name Common Name SHRUBS & GROUNDCOVERS Arbutus unedo ‘Compacta’ Compact Strawberry Tree Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita Arctostaphylos D. ‘Howard McMinn’ Howard McMinn Manzanita Bougainvillea ‘Rosenka’ (compact) Rosenka Shrub Bougainvillea Ceanothus ‘Centennial’ Centennial Ceanothus Ceanothus griseus var. horizontalis Creeping California Lilac Cotoneaster dammeri ‘Lowfast’ Bearberry Cotoneaster Cotoneaster horizontalis perpusillus Rock Spray Cotoneaster Grevillea ‘Noellii’Grevillea Juniperus conferta ‘Blue Pacific’ Shore Juniper Lantana ‘New Gold’ New Gold Lantana Leucophyllum frutescens Texas Ranger Limonium perezii Statice/Sea Lavender Lonicera japonica ‘Halliana’ Hall’s Honeysuckle Olea europaea ‘Montra’ Little Ollie Dwarf Olive Penstemon het. ‘Margarita BOP’ Foothill Penstemon Pittosporum tobira ‘Variegata’ Varigated Mock Orange Rhaphiolepis indica ‘Clara’ White India Hawthorne Rhaphiolepis indica ‘Pinkie’ Pink India Hawthorne (Low) Rosa ‘Noare’ Red Carpet Rose Rosmarinus o. ‘Huntington Carpet’ Huntington Carpet Rosemary Rosmarinus o. ‘Prostratus’ Prostrate Rosemary Salvia apiana ‘Compacta’ Compact White Sage Salvia clev. ‘Winnifred Gilman’ Winnifred Gilman Sage Salvia greggii ‘Hotlips’ Hot Lips Autumn Sage Salvia leucantha Mexican Bush Sage Trichostema lanatum Wooly Blue Curls Westringia fruiticosa ‘Morning Light’ Morning Light Coast Rosemary PROPOSED PLANT PALETTES - PARKING AREAS & BUILDING FOUNDATIONS Botanical Name Common Name GRASSES Bouteloua gra. ‘Blonde Ambition’ Blonde Ambition Blue Grama Chondropetalum tec. ‘El Campo’ El Campo Cape Rush Dianella cap. ‘Clarity Blue’ Clarity Blue Flax Lily Dianella revoluta ‘Little Rev’ Little Rev Flax Lily Festuca mairei Atlas Fescue Hesperaloe parviflora ‘Brake Lights’ Brake Lights Red Yucca Lomandra long. ‘Platinum Beauty’ Variegated Dwarf Mat Rush Muhlenbergia capillaris ‘Regal Mist’ Regal Mist Muhly Muhlenbergia dubia Pine Muhly Sesleria autumnalis ‘Greenlee’ Greenlee Moor Grass SUCCULENTS Agave ‘Blue Flame’ Blue Flame Agave Agave ‘Blue Glow’ Blue Glow Agave Aloe bainesii*Tree Aloe Aloe ‘Blue Elf’ Blue Elf Aloe Aloe striata*Coral Aloe Bulbine frutescens Stalked Bulbine Crassula capitella* Campfire Crassula Sedum adolphii ‘Firestorm’ Firestorm Sedum hispanicum ‘Blue Carpet’ StonecRop Senecio serpens Blue Chalk Sticks CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D PROPOSED PLANT PALETTE - EDGES, BUFFERS & BOUNDARIES edges, buffers & boundaries Botanical Name Common Name TREES Brachychiton rupestris Narrowleaf Bottle Tree Callistemon citrinus Bottlebrush Calliestemon viminalis Weeping Bottlebrush Calocedrus decurrens Incense Cedar Cordyline australis Cabbage Palm Heteromeles arbutifolia Toyon Juniperus californica California Juniper Nyssa sylvatica Sour Gum Pinus radiata Monterey Pine Platanus racemosa Western Sycamore Prunus ilicifolia Hollyleaf Cherry Prunus ilicifolia var lyonii Catalina Cherry Quercus agrifolia Coast Live Oak Quercus chrysiolepis Canyon Live Oak Quercus engelmanii Engelman Oak Quercus ilex Holly Oak Quercus lobata Valley Oak Quercus tomentella Island Oak Tamarix aphylla Athel Tree Tristania (Lophostemon) conferta Brisbane Box Ulmus parvifolia ‘Dynasty’ Dynasty Chinese Elm Umbellularia californica California Laurel Washingtonia filifera California Fan Palm Botanical Name Common Name SHRUBS & GROUNDCOVERS Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita Artemisia californica ‘Montara’ California Montara Sagebrush Baccharis pilularis ‘Pigeon Point’ Coyote Brush Berberis aq. ‘Golden Abundance’ Golden Abundance Mahonia Ceanothus griseus var. horizontalis Yankee Point Ceanothus Diplacus aurantiacus Sticky Monkey Flower Encelia californica Coast Sunflower Fremontodendron ‘Ken Taylor’ Ken Taylor Flannel Bush Heuchera hybrids Coral Bells Keckiella cordifolia Heart-leaf Penstemon Mimulus cardinalis Scarlet Monkey Flower Rhamnus californica ‘Eve Case’ Coffeeberry Rhus integrifolia Lemonadeberry Ribes aureum v. gracillimum Golden Currant Ribes speciosum Fuchsia Flowering Gooseberry Salvia apiana ‘Compacta’ Compact White Sage Salvia leucantha Salvia clev. ‘Winnifred Gilman’ Salvia spathacea Hummingbird Sage Solidago californica California Goldenrod Xylosma congesta Shiny Xylosma Botanical Name Common Name GRASSES Festuca californica California Fescue Festuca mairei Atlas Fescue Muhlenbergia rigens Deer Grass CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D BRACHYCHITON RUPESTRISNARROWLEAF BOTTLE TREEAGONIS FLEXUOSA ‘AFTER DARK’AFTER DARK PEPPERMINT WILLOW CEDRUS DEODARADEODAR CEDAR ARBUTUS UNEDO ‘MARINA’MARINA STRAWBERRY TREE CALOCEDRUS DECURRENSINCENSE CEDAR CHILOPSIS LINEARIS ‘BURGANDY’BURGANDY DESERT WILLOWCERCIDIUM ‘DESERT MUSEUM’DESERT MUSEUM PALO VERDE GEIJERA PARVIFLORAAUSTRALIAN WILLOW ARCTOSTAPHYLOS GLAUCABIG BERRY MANZANITAtrees GINKGO BILOBA ‘AUTUMN GOLD’AUTUMN GOLD MAIDEN HAIR HETEROMELS ARBUTIFOLIATOYONGLEDITSIA TRIACANTHOSHONEY LOCUST KOELREUTERIA PANICULATAGOLDEN RAIN TREE LAGERSTROEMIA IND. (VARIETIES)CRAPE MYRTLEJUNIPERUS CALIFORNICACALIFORNIA JUNIPER TREE IMAGERY CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D INDICATES TREE INCLUDED WITHIN EXISTING SPECIFIC PLANS BP CO PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC TREE IMAGERY NYSSA SYLVATICASOUR GUM OLEA EUROPAEA ‘SWAN HILL’FRUITLESS OLIVEtrees cont.PINUS (BRUTIA) ELDARICAMONDELL PINE PINUS PINEASTONE PINE PINUS RADIATAMONTEREY PINE PISTACIA CHINENSISCHINESE PISTACHE PRUNUS ILICIFOLIA VAR. LYONIICATALINA CHERRY PLATANUS RACEMOSACALIFORNIA SYCAMORE PROSOPIS CHILENSISTHORNLESS CHILEAN MESQUITE PLATANUS ACERIFOLIA (X. HISPAN.)LONDON PLANE TREE PRUNUS ILICIFOLIAHOLLYLEAF CHERRYPROSOPIS GLAND. ‘MAVERICK’THORNLESS HONEY MESQUITE PINUS TORREYANATORREY PINE QUERCUS AGRIFOLIACOAST LIVE OAK CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D INDICATES TREE INCLUDED WITHIN EXISTING SPECIFIC PLANS D1 D1 D2 BP BP CO CO PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC LAURUS NOBILIS ‘SARATOGA’SARATOGA LAUREL QUERCUS TOMENTELLAISLAND OAK QUERCUS ENGELMANIIENGELMAN OAK UMBELLULARIA CALIFORNICACALIFORNIA BAY TAMARIX APHYLLAATHEL TREE TIPUANA TIPUTIPU TREE QUERCUS ILEXHOLLY OAK QUERCUS LOBATAVALLEY OAK SCHINUS MOLLE(CALIF.) PERUVIAN PEPPER WASHINGTONIA FILIFERACALIFORNIA FAN PALM ULMUS PARVIFLORACHINESE ELM QUERCUS SUBERCORK OAKtrees cont.TREE IMAGERY CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D INDICATES TREE INCLUDED WITHIN EXISTING SPECIFIC PLANS BP CO PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC PO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSCPO, CC, MUBP/GRC, MUC/R, MUC/SR, PO/HSC QUERCUS CHRYSIOLEPISCANYON LIVE OAK BOUGAINVILLEA ‘ROSENKA’ROSENKA BOUGAINVILLEA ACACIA RED. ‘DESERT CARPET’DESERT CARPET PROSTRATE ACACIA ARCTO. D. ‘HOWARD MCMINN’HOWARD MCMINN MANZANITAACHILLEA MILEFOLIUMCOMMON YARROW ARBUTUS UNEDO ‘COMPACTA’COMPACT STRAWBERRY TREE ARCTOSTAPHYLOS ‘PACIFIC MIST’PACIFIC MIST MANZANITA BACCHARIS PIL. ‘CENTENNIAL’COYOTE BRUSH BACCHARIS PIL. ‘PIGEON POINT’COYOTE BRUSH BACCHARIS PIL. ‘TWIN PEAKS’COYOTE BRUSH CEANOTHUS ‘CENTENNIAL’CENTENNIAL CEANOTHUS ACACIA RED. ‘LOW BOY’LOW BOY PROSTRATE ACACIA ARTEMISIA CAL. ‘MONTARA’CALIF. MONTARA SAGEBRUSH BERBERIS AQ. ‘GOLDEN ABUND.’GOLDEN ABUNDANCE MAHONIA CEANOTHUS ‘JOYCE COULTER’CALIFORNIA LILAC CEANOTHUS G.V.H. ‘YANKEE POINT’YANKEE POINT CEANOTHUSCALLIANDRA CALIFORNICABAJA FAIRY DUSTER CEANOTHUS G.V. HORIZONTALISCREEPING CALIFORNIA LILACCALLIANDRA HAEMATOCEPHILAPINK POWDER PUFFshrubs & groundcoversCOTONEASTER DAM. ‘LOWFAST’BEARBERRY COTONEASTER DIPLACUS AURANTIACUSSTICKY MONKEY FLOWERCOTONEASTER HOR. PERPUSILLUSROCK SPRAY COTONEASTER EPILOBIUM CANUM SPP. CANUMCALIFORNIA FUCHSIAENCELIA CALIFORNICACOAST SUNFLOWER ERIGERON GLAUCUSSEASIDE DAISY SHRUB & GROUNDCOVER IMAGERY CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D JUNIPERUS CON. ‘BLUE PACIFIC’SHORE JUNIPER LOBELIA LAXIFLORAMEXICAN BLUSH LOBELIA FREMONTODEN. ‘KEN TAYLOR’KEN TAYLOR FLANNEL BUSH GREVILLEA ‘NOELLII’GREVILLEA HEUCHERA HYBRIDSCORAL BELLS HEUCHERA MAXIMAISLAND ALUM ROOT LIMONIUM PEREZIISTATICE / SEA LAVENDER GAZANIA SPECIESGAZANIA LOBELIA DUNNIIBLUE LOBELIAKECKIELLA CORDIFOLIAHEART-LEAF PENSTEMON LANTANA ‘NEW GOLD’NEW GOLD LANTANA LEUCOPHYLLUM FRUTESCENSTEXAS RANGERshrubs & groundcoversOLEA EUROPAEA ‘MONTRA’LITTLE OLLIE DWARF OLIVE PITTOSPORUM T. ‘VARIEGATA’VARIEGATED MOCK ORANGE RHAMNUS CAL. ‘EVE CASE’COFFEEBERRY RHAPHIOLEPIS IND. ‘CLARA’WHITE INDIA HAWTHORNEPENSTEMON H. ‘MARGARITA BOP’FOOTHILL PENSTEMON RHAPHIOLEPIS IND. ‘PINKIE’PINK INDIA HAWTHORNE RIBES AUREUM V. GRACILLIMUMGOLDEN CURRANT RIBES VIBURNIFOLIUMCATALINA CURRANT ROSA FLORABUNDA ‘ICE BERG’WHITE ICE BERG ROSE RHUS INTEGRIFOLIALEMONADEBERRY RIBES SPECIOSUMFUCHSIA FLOWERING GOOSEBERRY ROSA ‘NOARE’RED CARPET ROSE SHRUB & GROUNDCOVER IMAGERY CITY OF CYPRESS Cypress Business Park Specific Plan Appendix D ROSMARINUS O. ‘PROSTRATUS’PROSTRATE ROSEMARY SALVIA SPATHACEAHUMMINGBIRD SAGE SALVIA GREGGII ‘HOTLIPS’HOT LIPS AUTUMN SAGEROSMARINUS O. ‘HUNT. CARPET’HUNTINGTON CARPET ROSEMARY SALVIA LEUCANTHAMEXICAN BUSH SAGE SALVIA APIANA ‘COMPACTA’COMPACT WHITE SAGE SALVIA CLEV. ‘WINNIFRED GILMAN’WINNIFRED GILMAN SAGE SYMPHORICARPOS MOLLISCREEPING SNOWBERRY SALVIA CLEVELANDIICLEVELAND SAGE shrubs & groundcovers cont.WESTRINGIA FRU. ‘MORNING LIGHT’MORNING LIGHT COAST ROSEMARY ZAUSCHNERIA CAL. ‘CATALINA’CALIFORNIA FUCHSIAVINCA MAJORPERIWINKLE SHRUB & GROUNDCOVER IMAGERYCITY OF CYPRESS Cypress Business Park Specific Plan Appendix D HESPERALOE PAR. ‘BRAKE LIGHTS’BRAKE LIGHTS RED YUCCA BOUTELOUA ‘BLONDE AMBITION’BLONDE AMPBITION BLUE GRAMA CAREX TUMULICOLAFOOTHILL SEDGE CHONDROPET. T. ‘EL CAMPO’EL CAMPO CAPE RUSH DIANELLA C. ‘CLARITY BLUE’CLARITY BLUE FLAX LILYCAREX PANSADUNE SEDGE DIANELLA REV. ‘LITTLE REV’LITTLE REV FLAX LILY JUNCUS PATENSCALIFORNIA GRAY RUSHFESTUCA MAIREIATLAS FESCUEFESTUCA CALIFORNICACALIFORNIA FESCUE LOMANDRA ‘EVERGREEN BABY’EVERGREEN BABY MAT RUSHgrasses & grass-likeLOMANDRA L. ‘PLATINUM BEAUTY’VARIEGATED DWARF MAT RUSH MUHLENBERGIA DUBIAPINE MUHLY MUHLENBERGIA RIGENSDEER GRAS SESLERIA AUT. ‘GREENLEE’GREENLEE MOOR GRASS LOMANDRA LONG. ‘BREEZE’DWARF MAT RUSH MUHLENBERGIA CAP. ‘REGAL MIST’REGAL MIST MUHLY GRASSES IMAGERYCITY OF CYPRESS Cypress Business Park Specific Plan Appendix D AGAVE OVATIFOLIAWHALE’S TONGUE AGAVE ALOE ‘BLUE ELF’BLUE ELF ALOE AGAVE PARRYIPARRY’S AGAVE AGAVE ‘BLUE FLAME’BLUE FLAME AGAVE AGAVE ‘BLUE GLOW’BLUE GLOW AGAVE BULBINE FRUTESCENSSTALKED BULBINE CRASSULA CAPITELLACAMPFIRE CRASSULA CRASSUL OVATA ‘JITTERS’JITTERS JADE PLANT SENECIO SERPENSBLUE CHALK STICKS AGAVE DES. ‘VARIEGATA’VARIEGATED SMOOTH AGAVE ALOE STRIATACORAL ALOE SEDUM ADOLPHIII ‘FIRESTORM’FIRESTORM SEDUM HISPAN. ‘BLUE CARPET’STONECROP SENECIO MANDRALISCAEKLEINIA / GROUNDSELsucculents SUCCULENT IMAGERYCITY OF CYPRESS Cypress Business Park Specific Plan Appendix D Recommended tree planting details include observation tubes and appropriate planting pit size and ammendments for successful tree growth. Specimen trees, larger than 36” Box size, should be properly guyed and oriented by the project landscape architect or a certified arborist. Details for both level terrain and sloped terrain have been included for trees and shrubs to allow for the varying site conditions found at Cypress Business Park PLANTING INSTALLATION STANDARDS Organic Mulch: 4-5” deep, 0”-2” Forest Floor or Equal, no dyed or colored mulch, with no landscape fabric Gravel Mulch or Decomposed Granite: 3-4” Deep with landscape fabric beneath In planters adjoining building foundation: 16” wide ¾” rock gravel band around buildings with aluminum edging, 3-4” gravel, and fabric beneath No resin board or redwood header board, please use aluminum edging for longevity planting details & standards PLANTING DETAILSCITY OF CYPRESS Cypress Business Park Specific Plan Appendix D PROPOSED OPEN PLANTING LAYOUT (ALLOWS FOR MATURE GROWTH) SIZE AT TIME OF PLANTING SIZE AT TIME OF PLANTING GRID SPACINGTRIANGULAR SPACINGMATURE PLANT SIZE MATURE PLANT SIZE TYPICAL DENSE PLANTING LAYOUT - TO AVOID(REQUIRES REGULAR HEDGING/THINNING) SIZE AT TIME OF PLANTING MATURE PLANT SIZE The proposed plantng design approach is to use durable low water use plants, spaced widely to allow for mature growth with minimal need of hedging, pruning, shearing, or trimming. Trees can be planted in smaller container sizes to reduce initial cost of installation and improve the long-term health and viability of the tree; allowing trees to mature on the project site instead of in a container at a nursery improves long-term tree health and success. Root barriers should be installed wherever trees are within 5’ of hardscape to minimize uplift of concrete curbs or walkways. Ornamental grasses will require annual shearing. Bark mulch or gravel mulch to be installed in all planting area to reduce evapotranspiration of applied irrigation water, thereby reduces water application needs and costs, and improving the soil conditions. plant spacing REPRESENTATIVE OPEN SPACING PLANT SPACINGCITY OF CYPRESS Cypress Business Park Specific Plan Appendix D BUSINESS SECTOR ANALYSIS AND REAL ESTATE MARKET ANALYSIS FOR BUSINESS PARK SPECIFIC PLAN CITY OF CYPRESS, CA Prepared for: CASC Engineering & Consulting March 16, 2023 PREPARED BY: THE NATELSON DALE GROUP, INC. YORBA LINDA, CA• www.natelsondale.com O: 714.692.9596 • F: 714.692.9597 Appendix C Table of Contents 1.Introduction ........................................................................................................................................... 1 2.Executive Summary ............................................................................................................................... 4 A.Real Estate Demand Summary ...................................................................................................... 4 B.Business Sector Summary ........................................................................................................... 12 3.Real Estate Market Projections ........................................................................................................... 14 4.Business Sector Analysis ...................................................................................................................... 26 A.Existing Important Business Sectors in Cypress, and Orange and Los Angeles Counties ........... 26 B.“Candidate” Business Sectors for Cypress Target Business Sector Program .............................. 35 APPENDIX A: Business Sector Employee Database by Region APPENDIX B: Local-Oriented Business Sector Narrative Definitions APPENDIX C: Export-Oriented Business Sector Narrative Descriptions APPENDIX D: Business Sector NAICS Component Industries APPENDIX E: EMSI Business Sector Adjustments by Industry ` Tables Table 1. Existing Industrial Market Conditions (12/31/2022). Cypress, Orange County, Los Angeles County ......................................................................................................................................................... 14 Table 2. Existing Office Market Conditions (12/31/2022). Cypress, Orange County, Los Angeles County 15 Table 3. Office and Industrial Absorption Rates by Time Period. Orange County, 2012-2022 .................. 16 Table 4. Total Employment, Industrial Employment, and Office Employment by Year. Orange and Los Angeles Counties ......................................................................................................................................... 17 Table 5. Historic and Projected Employment by Major Industry Group, Orange County .......................... 19 Table 6. Land Use - Industry Correspondence Matrix (shows percentages of jobs in each industry that are associated with each major land use category) .......................................................................................... 20 Table 7. Projected Employment Growth by Major Industry Group. Orange County, Los Angeles County, California, United States ............................................................................................................................. 21 Table 8. Projected Employment Growth by Land Use Category, 2022-2032. Orange County, Los Angeles County, California, and U.S. ........................................................................................................................ 22 Table 9. Projection of Demand for New Office and Industrial Space. METHODOLOGY 1: RECENT HISTORIC ABSORPTION TREND ................................................................................................................................... 23 Table 10. Projection of Demand for New Office and Industrial Space. METHODOLOGY 2: PROJECTED EMPLOYMENT GROWTH ............................................................................................................................. 24 Table 11. Projection of Demand for New Office and Industrial Space, 2022-2032. POTENTIAL CYPRESS CAPTURE RATES OF ORANGE COUNTY DEMAND ....................................................................................... 25 Table 12. Summary Characteristics and Trends, Cypress’s Largest Export-Oriented Business Sectors (list includes all Business Sectors with more than 100 jobs in 2021) ................................................................ 27 Table 13. Summary Characteristics and Trends, Cypress’s Largest Local-Oriented Business Sectors (list includes all sectors with more than 800 jobs in 2021) ............................................................................... 28 Table 14. Summary Characteristics and Trends, Orange County’s Largest Export-Oriented Business Sectors (list includes all sectors with more than 4,000 jobs in 2021) ......................................................... 29 Table 15. Summary Characteristics and Trends, Orange County’s Largest Local-Oriented Business Sectors (list includes all clusters with more than 40,000 jobs in 2021)................................................................... 30 Table 16. Summary Characteristics and Trends, Los Angeles County’s Largest Export-Oriented Business Sectors (List includes all sectors with more than 10,000 jobs in 2021) ...................................................... 31 Table 17. Summary Characteristics and Trends, Los Angeles County’s Largest Local-Oriented Business Sectors (List includes all sectors with more than 100,000 jobs in 2021) .................................................... 32 Table 18. Job Growth/Retraction Performance Compared to National Trends for Largest Export-Oriented Business Sectors, Cypress, Orange and Los Angeles Counties.................................................................... 33 Table 19. Job Growth/Retraction Performance Compared to National Trends for Largest Local-Oriented Business Sectors, Cypress, Orange and Los Angeles Counties.................................................................... 34 Table 20. Top 10 Business Sectors for Key Variables: LQ, Jobs, and Job Growth, Cypress ......................... 36 Table 21. Top 10 Business Sectors for Key Variables: LQ, Jobs, and Job Growth, Orange County ............. 37 Table 22. Top 10 Business Sectors for Key Variables: LQ, Jobs, and Job Growth, Los Angeles County ...... 38 Table 23. Narrative Descriptions and Key Component Industries for Preliminary List of Candidate Business sectors .......................................................................................................................................... 39 Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 1 1. Introduction This report summarizes two separate but related economic studies completed by The Natelson Dale Group, Inc. (TNDG) in support of the City of Cypress’s Business Park Specific Plan process: 1. A real estate market analysis to forecast potential demand for the development of new industrial, office and ancillary retail space within the Specific Plan area; and 2. A business sector analysis to identify specific industries that are potentially well positioned to grow in Cypress, and which therefore represent viable “target tenants” for office and industrial facilities in the Specific Plan area. For both the real estate market analysis and the business sector study, TNDG has evaluated opportunities in Cypress in the context of existing and anticipated economic conditions within the larger region comprising Orange and Los Angeles Counties. Several aspects of TNDG’s approach to these studies should be noted: • Given that Cypress is largely built out, future development opportunities within the Specific Plan area will primarily focus on redevelopment or intensification of existing developed sites. As such, the real estate demand forecasts and the business sector targets are intended to provide planners and property owners with an understanding of market trends that are likely to influence future demand for reuse of older, underutilized properties. • Since the real estate demand analysis is being completed as part of a long-term planning process, the study methodology is somewhat different from the approach TNDG would take when analyzing the near-term feasibility of a specific development project. Whereas the success of an individual development project is largely dependent on market conditions as they exist at the time the project is developed, a strategic planning process is explicitly about changing existing conditions such that future market performance will surpass “baseline” trends. Thus, within the context of a planning process, it is appropriate to consider relatively aggressive (but still reasonable) assumptions. In this regard, the numbers provided in this report should be interpreted as “potentials” (i.e., what could happen based on proactive implementation of the Business Park Specific Plan and related economic development efforts) rather than definitive “forecasts” (i.e., what is expected to happen based on historic market trends). • This draft report primarily focuses on land uses and business types that would appear to be feasible based on recent and foreseeable market trends. The update process for the Business Park Specific Plan will also require consideration (separate from this report) of the types of uses that are desirable from City, community and landowner perspectives. Some land uses for which there is strong/immediate market demand may not be the “optimal” uses in a long-term sense. For example, logistics facilities have dominated industrial building demand in southern California in recent years while other industrial uses such as manufacturing have had a reduced footprint. From a demand perspective, logistics would clearly appear to be feasible in the near-term (and may be important in terms of attracting near-term capital investment needed to facilitate redevelopment of older industrial properties); however, other industrial uses may have virtues (in terms of job and income generation) that would make them more desirable targets in the long term. The purpose of this report is not to pick land use “winners” and “losers” but to provide decisionmakers with a description of potential near-term and longer-term development Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 2 options, allowing the City to balance feasibility and desirability in defining future policy direction for the Specific Plan area. •In this type of setting, the City’s land use planning and economic development efforts are closely interdependent. Demand for the most “desired” types of industrial and office tenants is more likely to be materialized if the City is aggressively marketing Cypress as a prime location for these activities. On the other hand, the City’s ability to effectively recruit these types of businesses will depend on having a competitive supply of contemporary office and industrial buildings to house them. In short, proactive implementation of the Specific Plan (including policies to expedite development processing of targeted business types) will require complementary economic development programming by the City. TNDG’s business sector analysis is intended to provide initial direction to the City’s economic development and marketing efforts. It Due to the business park setting of the Specific Plan area, TNDG’s analyses focus mostly on industrial and office land uses. The report does not provide a detailed analysis of citywide retail/restaurant demand but considers retail/restaurant development as a secondary or ancillary land use (e.g., smaller- scale facilities to serve the daytime spending needs of onsite office/business park workers). Building Definitions The real estate market analysis considers the following sub-categories of industrial and office buildings (definitions are from CoStar): Industrial •Logistics, including warehouse and distribution space. Warehouse buildings are typically 25,000 square feet or greater in size, box shape, with one loading dock for every 15,000 square feet of rentable building area (RBA). Up to 20% office area with clear heights of 22 feet or greater. Site coverage is typically up to 50%. Distribution buildings, both single and multi-tenant, are used for the warehousing and distribution of inventory. Buildings are typically 200,000 square feet or more, with clear heights of 28 feet or greater, up to 5% office space with the balance being warehouse/storage space. Distribution buildings typically have one loading door for every 10,0000 square feet of RBA and site coverage up to 40%. These buildings are often cross-docked with trailer parking. •Flex space – Building(s) designed to be versatile; may be used in combination with office (corporate headquarters), research and development, quasi-retail sales, and including but not limited to industrial, warehouse, and distribution uses. At least half of the rentable area of the building must be used as office space. Flex buildings typically have ceiling heights under 18 feet, with light industrial zoning. Flex buildings have also been called Incubator, Tech and Showroom buildings. •Specialized industrial – All other industrial building types (including manufacturing space). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 3 Office • Class A – Extremely desirable investment-grade properties with the highest quality construction and workmanship, materials and systems, significant architectural features, the highest quality/expensive finish and trim, abundant amenities, first rate maintenance and management; usually occupied by prestigious tenants with above average rental rates; excellent locations with exceptional accessibility. • Class B – More utilitarian space without special attractions; it will typically have ordinary architectural design and structural features, with average interior finish, systems, and floor plans, adequate systems and overall condition. • Class C – No-frills, older buildings that offer basic space; below-average maintenance and management, mixed or low tenant prestige, and inferior elevators and mechanical/electrical systems. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 4 2. Executive Summary A. Real Estate Demand Summary Industrial Development Demand. Summary Table A beginning on page 5 provides an overview of TNDG’s industrial demand analysis. Key findings are as follows: Existing/Recent Industrial Market Conditions • Cypress has an existing industrial building inventory of 6.85 million square feet, over 90% of which is within the Business Park Specific Plan area. • The existing industrial inventory for Orange County overall stands at just over 300 million square feet. • About 44% of Cypress’s industrial space is currently classified as logistics space (compared to 54% countywide). • Industrial vacancy rates are very low in Cypress (4.1%) and extremely low countywide (1.9%). • Reflecting the low vacancy rates, average industrial rents in Cypress have increased dramatically over the past 10 years (from $0.77 per square foot in 2012 to $1.54 per square foot in 2022). Rents are projected to continue growing over the next five years (to $1.96 per square foot in 2027). Rents and rent growth in Cypress are essentially identical to the overall averages for Orange County. • During the pandemic, the sharp increase in e-commerce created a huge surge in demand for logistics space. Over the past three years (2020, 2021 and 2022), Orange County absorbed 3.8 million square feet of industrial space (an average of nearly 1.3 million square feet per year). More than 98% of this demand was for logistics facilities. For the prior seven years (2012-2019), countywide industrial absorption averaged 800,000 square feet per year (77% was logistics). • In the “specialized” industrial category (including manufacturing space), absorption rates in Orange County have been negative in 7 of the last 10 years, reflecting an ongoing trend of net reduction in manufacturing firms and employment. • In the “flex” category (hybrid buildings combining office and production space) Orange County absorbed 2.5 million square feet between 2012 and 2019, but absorption turned negative in 2022 (likely attributable to the fact that the large office component of flex space made it vulnerable to impacts from the increase in remote workers). • The lack of remaining buildable land in Cypress has severely constrained industrial development potentials in recent years. Cypress’s industrial building inventory has not expanded since 2014, so new tenancies have been limited to absorption of existing vacancies. With a static building supply and already-low vacancies, Cypress largely missed the industrial demand surge during the pandemic (with average absorption of just 19,000 square feet per year between 2019 and 2022, representing only 0.1% of countywide absorption). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 5 Future Industrial Development Opportunities • The extremely low industrial vacancy rates in Orange County create a strong starting point that can fuel new construction demand for several years – even in the absence of new firms locating in the region. For purposes of this analysis, TNDG has assumed that a “healthy” industrial market has a stabilized vacancy rate of 3.5%. The current vacancy rate of 1.9% is well below this benchmark and creates tight market conditions that constrain regional economic growth. The difference between the benchmark vacancy rate and the actual vacancy rate (3.5% minus 1.9%) represents pent-up demand. Countywide this pent-up demand equates to about 4.8 million square feet (MSF) of new industrial space that could be added to the existing supply without creating a glut of vacant space. In theory, this pent-up demand represents an immediate development opportunity in the county. • In addition to the space supportable by pent-up demand, Orange County is expected to generate additional industrial demand based on growth in industries occupying industrial buildings. Total countywide demand for new industrial buildings over the next 10 years is projected to range between 10.5 MSF and 12.5 MSF (including the 4.8 MSF of pent-up demand plus 5.7 MSF to 7.7 MSF of demand driven by industry growth). • For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide industrial demand, translating into demand for up to 625,000 square feet of new industrial space over the next 10 years. • Based purely on current market trends, industrial space absorption in the next 5-10 years is expected (by TNDG and other market analysts such as CoStar) to continue to be dominated by demand for logistics facilities. Logistics facilities are expected to sustain low vacancy rates (increasing to only 2.5% by 2027) and achieve strong rent growth (increasing by 27% from $1.50/SF in 2022 to $1.91/SF in 2027, according to CoStar). • Flex and specialized industrial space are also expected to achieve rent growth over the next five years (28% for specialized space and 27% for flex space), but are not expected to generate substantial demand for new building construction. (CoStar is projecting that the total inventory of flex space will actually shrink by 600,000 square feet countywide over the next five years, whereas the inventory of specialized industrial space is projected to grow by 500,000 square feet countywide). • Given the relatively small capacity for additional industrial growth in Cypress (with total demand over the next 10 years projected at 625,000 square feet or less), TNDG believes that Cypress can potentially capture flex/manufacturing/R&D uses despite the tepid demand in Orange County overall. However, this will largely depend on two factors: 1) an aggressive marketing/economic development effort by the City to attract targeted business types, and 2) the ability to offer new competitive industrial building product attractive to these firms. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 6 Summary Table A Overview of INDUSTRIAL Market Conditions and Projected Development Opportunities Cypress Business Park Specific Plan Existing Conditions Orange County Cypress Total Industrial Building Inventory 300.5 million square feet (52% logistics) 6.85 million square feet (44% logistics) Average rent $1.54/SF/month $1.54/SF/month Vacancy rate 1.9% 4.1% Recent Demand/ Absorption Trends Average industrial absorption of 1.3 million square feet per year over the past 3 years (98% was logistics space) For the prior 7 years (2012-2019), industrial absorption averaged 800,000 square feet per year (77% logistics) Average industrial absorption of 19,000 square feet per year over the past 3 years (76% was logistics space) For the prior 7 years (2012-2019), industrial absorption averaged 147,000 square feet per year (52% logistics) Market Tailwinds (Favorable Factors) •The pandemic-induced surge in demand for logistics facilities is expected to remain strong in Orange County but will gradually taper-off over the next five years. •The extremely low existing vacancy rate for industrial space in Orange County (1.9% overall, 1.5% for logistics space) represents significant “pent up” demand which translates into immediate development opportunities – even in the absence of new firms moving into the region. Market Headwinds (Constraining Factors) •Absorption rates for “specialized” industrial space (including manufacturing facilities) have been negative in 7 of the last 10 years, reflecting an ongoing trend of a net reduction in manufacturing firms and employment. According to various forecasts reviewed by TNDG, these trends are expected to continue. •Although absorption of “flex” space (hybrid space combining office and production areas) totaled 2.5 million square feet countywide between 2012 and 2021, absorption turned negative in 2022 and is expected to remain negative for at least the next five years. In contrast to logistics, firms occupying flex space were more likely to adopt work-from-home practices during the pandemic and this trend is expected to have a continuing impact on space demand. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 7 Projected Development Demand (Orange County) TNDG forecasts countywide industrial demand over the next 10 years (2022-2032) to range from: 10.5 million square feet to 12.5 million square feet Projected Development Demand (Cypress) For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide industrial demand, translating into demand for up to 625,000 square feet of new industrial space over the next 10 years. Office Development Demand. Summary Table B beginning on page 8 provides an overview of TNDG’s office demand analysis. Key findings are as follows: Existing/Recent Office Market Conditions • Cypress has an existing office building inventory of 2.0 million square feet, over 90% of which is within the Business Park Specific Plan area. • The existing office inventory for Orange County overall stands at just over 158 million square feet. • About 29% of Cypress’s office space is currently classified as Class A space (compared to 34% countywide). • Office vacancy rates currently stand at 12.5% in Cypress and 12.6% countywide. Vacancy rates are currently especially high in Class A buildings (about 20% for both Cypress and Orange County). • Office vacancies increased significantly during the pandemic due to the impacts of remote work. The countywide vacancy rate increased from 10.7% in 2019 to 12.6% in 2022. The increased vacancy rate was especially pronounced in Class A buildings, with vacancies rising from 13.7% in 2019 to nearly 20% currently. • Reflecting the high vacancy rates, average office rents in Cypress have dropped slightly over the past 3 years (from $2.38 per square foot in 2019 to $2.33 per square foot in 2022). The reduction in rents was somewhat more severe for Orange County as a whole (declining from $2.75 per square foot in 2019 to $2.63 per square foot in 2022). • During the pandemic, the sharp increase in remote work and the associated spike in office vacancy rates resulted in negative absorption of office space for both Orange County overall and Cypress. Over the past three years (2020, 2021 and 2022), Orange County had negative absorption of 3.1 million square feet of office space (an average of just over 1.0 million square feet per year). For the prior seven years (2012-2019), countywide office absorption was positive by an average of 1.2 million square feet per year (with Class A buildings accounting for 60% of this demand). • Within Cypress, office absorption over the past three years (2020, 2021 and 2022) was negative by a total of approximately 135,000 square feet (an average of 45,000 square feet per year). For Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 8 the prior seven years (2012-2019), Cypress’s office absorption was positive by an average of 21,000 square feet per year. •The lack of buildable land in the city effectively prevented Cypress from meaningfully participating in Orange County’s era of strong office demand (i.e., prior to 2019). Cypress’s total inventory of office space shrunk slightly from 2.1 MSF in 2015 to 2.0 MSF in 2019 and there are currently no new office buildings under construction. Future Office Development Opportunities •The current office vacancy rate of 12.5% countywide represents an oversupply of space that will need to be absorbed before there will be net demand for new office construction. Based on the assumption that a “healthy” office market has an overall vacancy level of 10% or lower, TNDG estimates the currently oversupply at approximately 4.5 million square feet. •In spite of the currently challenging office market conditions, Orange County is expected to generate additional office demand in the coming years based on employment growth in industries that typically occupy office space. TNDG forecasts that growth in office-based employment will range between 32,000 and 42,000 jobs over the next 10 years. However, a higher-than-historic proportion of “office workers” will be remote or hybrid workers. As such, the growth in jobs will generate less demand for office space than in previous growth cycles. Historically in Orange County the average office worker generated demand for as much as 300 square feet of office space. For forecasting purposes, TNDG has applied a reduced factor of 175 square feet per office-based job. •Based on the above factors, TNDG projects that gross office demand over the next 10 years (2022-2032) will range from 5.6 MSF to 7.4 MSF countywide. After adjusting for the 4.5 MSF of current “excess” space, TNDG projects that net demand for new office space in Orange County will range from 1.1 MSF to 2.9 MSF over the next 10 years. •For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide office demand, translating into demand for up to 142,500 square feet of new office space over the next 10 years. •Market observers such as CoStar are projecting that most new office space in Orange County over the next 10 years will be in the Class A category. In effect, older Class B and Class C buildings are likely to be replaced with new Class A facilities. This trend represents a significant opportunity for Cypress as it relates to the potential upgrading of properties within the Business Park Specific Plan area. •As noted in the industrial discussion above, Cypress’s ability to fully participate in the highly competitive office market in the coming decade will largely depend on two factors: 1) an aggressive marketing/economic development effort by the City to attract targeted business types, and 2) the ability to offer new competitive office building product attractive to these firms. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 9 Summary Table B Overview of OFFICE Market Conditions and Projected Development Opportunities Cypress Business Park Specific Plan Existing Conditions Orange County Cypress Total Office Building Inventory 158.3 million square feet (34% Class A) 2.0 million square feet (29% Class A) Average rent $2.63/SF/month $2.33/SF/month Vacancy rate 12.6% 12.5% Recent Demand/ Absorption Trends Average office absorption of NEGATIVE 1.0 million square feet per year over the past 3 years For the prior 7 years (2012-2019), office absorption was positive by an average of 1.2 million square feet per year Average office absorption of NEGATIVE 45,000 square feet per year over the past 3 years For the prior 7 years (2012-2019), office absorption was positive by an average of 21,000 square feet per year Market Tailwinds (Favorable Factors) • Orange County is projected to have strong growth in business sectors that typically occupy office space. Countywide office-based employment is projected to grow by as many as 42,000 jobs over the next 10 years. (However, as noted below, a higher-than-historic proportion of “office workers” will be remote or hybrid workers. As such the growth in jobs will generate less demand for office space than in previous growth cycles). • Notwithstanding the currently very high vacancy rates (approximately 20%) for Class A office space, market observers such as CoStar are projecting that most new office space in Orange County over the next 10 years will be in the Class A category. In effect, older Class B and Class C buildings are likely to be replaced with new Class A facilities. This trend represents a significant opportunity for Cypress as it relates to the potential upgrading of properties within the Business Park Specific Plan area. Market Headwinds (Constraining Factors) • The current vacancy rate of 12.5% countywide represents an oversupply of space that will need to be absorbed before there will be net demand for new office construction. • Whereas job growth in office-oriented industries is expected to be strong over the next 10 years, the “new realities” represented by remote workers will result in less new demand for office space. Historically in Orange County the average office worker generated demand for as much as 300 square feet of office space. For Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 10 forecasting purposes, TNDG has applied a reduced factor of 175 square feet per office-based job. • The above conditions (especially excess space created by the existing high vacancy levels) are in effect throughout Orange County and are even worse in neighboring Los Angeles County. As such, regional competition for new office tenants is likely to be intense. Projected Development Demand (Orange County) TNDG forecasts countywide office demand over the next 10 years (2022- 2032) will range from 5.6 MSF to 7.4 MSF. However, approximately 4.5 MSF of current “excess” space would need to be absorbed before the market can support substantial new construction. Thus, TNDG projects that net demand for new office space in Orange County will range from: 1.1 million square feet to 2.9 million square feet Projected Development Demand (Cypress) For planning purposes, TNDG forecasts that Cypress can potentially capture up to 5% of countywide office demand, translating into demand for up to 142,500 square feet of new industrial space over the next 10 years. As noted above, it is projected that new office construction in Cypress would be achieved by replacing older Class B and Class C buildings with Class A facilities. Potential Demand for Ancillary Retail/Restaurant Space. Summary Table C (on the next page) provides TNDG’s estimate of the amount of retail/restaurant space that could be supported within the Specific Plan area based on the daytime spending potentials of business park employees. This calculation includes the following steps: • Based on existing building square footages and standard employment densities for each land use, TNDG estimates that there are currently 12,440 workers in the Specific Plan area. • Using per-worker factors derived from a 2011 study published by the International Council of Shopping Centers (ICSC), TNDG estimates that these workers generate a total of $122.1 million annually in daytime (workplace related) retail/restaurant expenditures. (Note that the per- worker factors from the 2011 study have been adjusted for inflation.) • Using standard sales-per-square foot support requirements for new retail/restaurant space, the $122.1 million in annual spending translates to about 237,000 square feet of space that could theoretically be supported by the daytime spending of business park workers (only a portion of this total could realistically be captured within the Specific Plan area itself). • TNDG projects that the Specific Plan area could internally capture 25% of worker spending on full-service restaurants, 35% of worker spending at fast food/deli/lunch eateries, and 5% of Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 11 other daytime retail spending (the rest of the workers’ expenditures are assumed to be captured at larger retail centers outside the business park area). • Applying the above capture rates, TNDG estimates the Specific Plan area could support approximately 22,000 square feet of onsite retail/restaurant facilities. Summary Table C Calculation of Potential Demand for Ancillary Retail/Restaurant Space Cypress Business Park Specific Plan Estimate of Existing Onsite Business Park Jobs Business Park Land Use Existing Square Feet Square Feet Per Job Estimated Jobs Logistics 2,721,601 2,500 1,089 Other Industrial 3,628,635 700 5,184 Office 1,850,156 300 6,167 Total Onsite Jobs 12,440 Calculation of Total Annual Spending Potential of Onsite Workers Retail/Restaurant Category Workplace Spending Per Worker (weekly) Workplace Spending Per Worker (annually) Potential Sales per Year Full Service Restaurants $17.63 $864 $10,746,799 Fast Food/Deli/Lunch Eateries $21.33 $1,045 $13,001,488 Retail/Services $161.37 $7,907 $98,358,723 Total Potential Sales $122,107,010 Calculation of Supportable Square Feet of Retail/Restaurant Space Retail/Restaurant Category Sales per Square Foot Total Supportable Square Feet Onsite Capture Rate Onsite Supportable Square Feet Full Service Restaurants $600 18,000 25% 4,500 Fast Food/Deli/Lunch Eateries $600 22,000 35% 7,700 Retail/Services $500 197,000 5% 9,800 Supportable Square Feet 237,000 22,000 Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 12 B. Business Sector Summary The business sector analysis evaluates the local economy in terms of groups of inter-related industries whose growth potentials within a region tend to be closely aligned. The tendency of closely-related business sectors to co-locate (or “cluster”) reflects linkages through supply-chain relationships, as well as commonalities in terms of workforce requirements and infrastructure needs. The concept of industry clusters is an effective framework for economic development programming since it reflects a holistic understanding of the regional economic conditions driving the growth or retraction of individual sectors. This analysis conceptualizes business sectors into two broad groupings: 1. Those focused on the local economy, or “local-oriented” business sectors. This group includes business sectors primarily focused on providing goods and services for the local (resident) population. Examples include Local Commercial Services, Local Health Services, and Local Hospitality Establishments. 2. Those focused on producing goods and services for customers outside the region, or “export- oriented” business sectors. This group is especially important from an economic development perspective given that they tend to have higher wages and higher “multiplier impacts” compared to local-oriented business sectors. That is, they have a strong potential to inject new dollars into the local economy and thereby serve as “drivers” for broader economic growth. Summary Table D, below, provides a summary of business sectors that the City of Cypress can potentially target for growth/attraction. Based on a detailed analysis of business sectors at the city, county, and regional levels. The list includes business sectors that are already well established in Cypress, as well as sectors that are strong within Orange County (but not presently well represented in Cypress). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 13 Summary Table D List of Potential Targeted Business Sectors for Cypress’s Economic Development Program TARGET TYPE LOCAL-ORIENTED SECTORS EXPORT-ORIENTED SECTORS 1. Cypress’s existing core business sectors • Local Real Estate, Development & Construction • Local Industrial Products & Services • Local Logistical Services • Lighting & Electrical Equipment • Automotive • Downstream Chemical Products • Medical Devices • Aerospace Vehicles & Defense • Distribution & E-Commerce • Business Services 2. Potential emerging/growth sectors • Transportation & Logistics • Biopharmaceuticals • Communications Equipment & Services • Metalworking Technology • Video Production & Distribution • Construction Products & Services Source: The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 14 3. Real Estate Market Projections This chapter provides the background data and calculations for TNDG’s projections of potential demand for industrial and office space within the Business Park Specific Plan area. Table 1 summarizes existing industrial market conditions in Cypress and Orange County. For context and comparison, the table also provides data for neighboring Los Angeles County. Key conditions include the following: • Cypress has an existing industrial building inventory of 6.85 million square feet (MSF), over 90% of which is within the Business Park Specific Plan area. • The existing industrial inventory for Orange County overall stands at just over 300 MSF. • About 44% of Cypress’s industrial space is logistics space (compared to 54% countywide). • Industrial vacancy rates are very low in Cypress (4.1%) and extremely low countywide (1.9%). TABLE 1. EXISTING INDUSTRIAL MARKET CONDITIONS (12/31/2022). CYPRESS, ORANGE COUNTY, LOS ANGELES COUNTY Area Existing Inventory (Square Feet) Logistics Flex/ Specialty Total Industrial Cypress, Specific Plan Areas 2,721,601 3,628,635 6,350,236 Cypress, Outside Specific Plan Areas 277,885 223,101 500,986 Cypress Total 2,999,486 3,851,736 6,851,222 Orange County (includes Cypress) 156,303,736 144,191,076 300,494,812 Los Angeles County 637,930,992 309,347,940 947,278,932 Two-county Total 794,234,728 453,539,016 1,247,773,744 Area Market Rents by Product Type Logistics Specialty Industrial Flex Space Cypress $1.73 $1.31 $1.48 Orange County (includes Cypress) $1.50 $1.44 $1.77 Los Angeles County $1.54 $1.45 $2.15 Area Existing Vacancy Rates by Product Type Logistics Flex/ Specialty Total Cypress 0.0% 7.3% 4.1% Orange County (includes Cypress) 1.5% 2.3% 1.9% Los Angeles County 2.8% 2.5% 2.7% Source: CoStar; TNDG Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 15 Table 2 summarizes existing office market conditions in Cypress, Orange County, and neighboring Los Angeles County. Key conditions include the following: • Cypress’s existing inventory of office space totals just over 2.0 MSF, over 90% of which is within the Business Park Specific Plan area. • The existing office inventory for Orange County overall stands at just over 158 MSF. • About 29% of Cypress’s office space is Class A space (compared to 34% countywide). • Office vacancy rates currently stand at 12.5% in Cypress and 12.6% countywide. Vacancy rates are currently especially high in Class A buildings (about 20% for both Cypress and Orange County). TABLE 2. EXISTING OFFICE MARKET CONDITIONS (12/31/2022). CYPRESS, ORANGE COUNTY, LOS ANGELES COUNTY Area Existing Inventory (Square Feet) Class A Class B Class C Total Cypress, Specific Plan Areas 587,782 1,241,972 20,402 1,850,156 Cypress, Outside Specific Plan Areas 0 100,093 83,731 183,824 Cypress Total 587,782 1,342,065 104,133 2,033,980 Orange County (includes Cypress) 53,872,072 66,346,049 38,092,398 158,310,519 Los Angeles County 175,774,938 156,179,197 102,469,178 434,423,313 Two-county Total 229,647,010 222,525,246 140,561,576 592,733,832 Area Market Rents by Product Type Class A Class B Class C Total Cypress $2.50 $2.17 $2.32 $2.33 Orange County (includes Cypress) $2.74 $2.64 $2.45 $2.63 Los Angeles County $3.98 $3.33 $2.93 $3.50 Area Existing Vacancy Rates by Product Type Class A Class B Class C Total Cypress 20.1% 9.3% 2.8% 12.5% Orange County (includes Cypress) 19.5% 10.5% 6.5% 12.6% Los Angeles County 20.5% 12.3% 7.7% 14.5% Source: CoStar; TNDG Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 16 Table 3 summarizes absorption rates for office and industrial space in Orange County over the past 10 years (absorption is defined as the net change in occupied space). Key observations include the following: •During the pandemic, the sharp increase in e-commerce created a huge surge in demand for logistics space. Over the past three years (2020, 2021 and 2022), Orange County absorbed 3.8 million square feet of industrial space (an average of nearly 1.3 million square feet per year). More than 98% of this demand was for logistics facilities. For the prior seven years (2012-2019), countywide industrial absorption averaged 800,000 square feet per year (77% was logistics). •In the “specialized” industrial category (including manufacturing space), absorption rates in Orange County have been negative in 7 of the last 10 years, reflecting an ongoing trend of net reduction in manufacturing firms and employment. •In the “flex” category (hybrid buildings combining office and production space) Orange County absorbed 2.5 million square feet between 2012 and 2021, but absorption turned negative in 2022 (likely attributable to the fact that the large office component of flex space made it vulnerable to impacts from the increase in remote workers). •The sharp increase in remote work during the pandemic and the associated spike in office vacancy rates resulted in negative absorption of office space for both Orange County overall and Cypress. Over the past three years (2020, 2021 and 2022), Orange County had negative absorption of 3.1 million square feet of office space (an average of just over 1.0 million square feet per year). For the prior seven years (2012-2019), countywide office absorption was positive by an average of 1.2 million square feet per year (with Class A buildings accounting for 60% of this demand). TABLE 3. OFFICE AND INDUSTRIAL ABSORPTION RATES BY TIME PERIOD. ORANGE COUNTY, 2012-2022 Net Absorption (Square Feet) Total Change by Period Average ANNUAL Change Land Use Category 2012-2019 (7-year trend) 2019-2022 (3-year trend) 2012-2019 (7-year trend) 2019-2022 (3-year trend) Office Class A 5,049,376 -1,696,024 721,339 -565,341 Class B 3,192,912 -1,257,192 456,130 -419,064 Class C 219,702 -1,401,734 31,386 -467,245 Total 8,461,990 -3,097,758 1,208,856 -1,032,586 Industrial Logistics 4,307,760 3,783,072 615,394 1,261,024 Flex/Specialty 1,272,304 61,248 181,758 20,416 Total 5,580,064 3,844,320 797,152 1,281,440 Source: CoStar; TNDG Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 17 One commonly accepted methodology for projecting future demand for industrial and office space is to calculate the need for new space based on employment growth in industry sectors that utilize industrial and office facilities. In order develop customized employment projections for this study, TNDG reviewed county level forecasts from three different sources: EMSI, Oxford Economics, and the Southern California Association of Governments (SCAG). Table 4 below summarizes the various projections of total employment, industrial-space employment and office-based employment. TABLE 4. TOTAL EMPLOYMENT, INDUSTRIAL EMPLOYMENT, AND OFFICE EMPLOYMENT BY YEAR. ORANGE AND LOS ANGELES COUNTIES Total Employment 2012 2019 2022 2032 Average Annual Jobs Growth 2022-2032 Orange County EMSI 1,605,544 1,874,477 1,794,776 1,881,704 8,693 SCAG 1,526,500 1,703,493 1,748,456 1,841,601 9,314 Oxford Economics 1,439,443 1,679,814 1,680,595 1,770,345 8,975 Los Angeles County EMSI 5,215,159 5,775,767 5,634,550 5,880,207 24,566 SCAG 4,246,600 4,608,363 4,713,901 4,979,530 26,563 Oxford Economics 4,062,810 4,583,794 4,591,212 4,817,621 22,641 Employment in Relevant Land Use Categories (Orange County) Baseline Projection (EMSI) Logistics 55,150 60,294 59,888 59,168 -72 Other Industrial 199,113 210,198 197,600 190,002 -760 Office 552,873 656,659 644,540 676,462 3,192 Aggressive Projections (TNDG) Logistics 55,150 60,294 59,888 62,284 240 Other Industrial 199,113 210,198 197,600 198,588 99 Office 552,873 656,659 644,540 686,435 4,190 Sources: EMSI; Southern California Association of Governments; Oxford Economics; TNDG. Tables 5, 6, 7 and 8 on the next several pages provide the sequence of calculations for TNDG’s projections of employment by industry and land use. Table 5 shows historic and projected employment growth by major industry for Orange County. These projections are based on EMSI data. As it relates to potential demand for industrial buildings, it is important to note that the baseline employment forecasts from EMSI indicate job losses in key sectors that typically utilize industrial space. Between 2022 and 2032: • Manufacturing employment in Orange County is projected to decrease by 11% or about 16,000 jobs. • Wholesale Trade employment is projected to decrease by 9% or about 7,000 jobs. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 18 • These job losses are projected to be offset to some extent by the other sector that is a major industrial space user: employment in Transportation and Warehousing is projected to grow by 8% or about 3,000 jobs. The baseline employment projections for 2022 to 2032 are more favorable for sectors typically associated with office space demand: • Employment in Health Care and Social Assistance is projected to grow by 22% or nearly 50,000 jobs. • Professional, Scientific and Technical Services is projected to grow by 10% or about 17,000 jobs. • Administrative and Support and Waste Management is projected to grow by 9% or about 14,000 jobs. • Other Services (only a portion of which would typically be located in office buildings) is projected to grow by 14% or about 10,000 jobs. • Management of Companies and Enterprises is projected to grow by 2% or about 1,000 jobs. • These job gains will more than offset projected losses in other office-oriented sectors (Information is projected to lose about 1,600 jobs and Finance and Insurance is projected to lose about 2,200 jobs). Real Estate employment (another office sector) is projected to remain essentially unchanged over the next 10 years. Two other sectors are projected to gain substantial numbers of jobs over the next ten years: • Educational Services is projected to add about 9,500 jobs. • Government is projected to add about 7,300 jobs. However, Education and Government jobs tend to be mostly located in public/institutional buildings and therefore do not generate substantial demand for office and industrial development. Note that Table 5 also includes several other sectors that are not directly relevant to this analysis (since they are not predominantly based in office/industrial buildings): • Agriculture, Forestry, Fishing and Hunting (projected to lose about 700 jobs) • Mining, Quarrying, and Oil and Gas Extraction (projected to gain 135 jobs) • Utilities (projected to lose 600 jobs) • Construction (projected to gain 2,700 jobs) • Retail Trade (projected to lose about 7,000 jobs) • Arts, Entertainment and Recreation (projected to lose nearly 8,000 jobs) • Accommodation and Food Services (projected to gain nearly 14,000 jobs) Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 19 TABLE 5. HISTORIC AND PROJECTED EMPLOYMENT BY MAJOR INDUSTRY GROUP, ORANGE COUNTY Major Industry Group 2012 2019 2022 2032 % Change 2022-2032 Agriculture, Forestry, Fishing and Hunting 3,047 2,099 2,120 1,392 -34% Mining, Quarrying, and Oil and Gas Extraction 495 522 453 688 52% Utilities 4,076 2,978 2,919 2,309 -21% Construction 100,978 136,145 132,474 135,194 2% Manufacturing 163,506 162,094 147,129 131,097 -11% Wholesale Trade 81,327 81,897 76,010 69,068 -9% Retail Trade 151,220 159,960 153,194 144,331 -6% Transportation and Warehousing 25,499 31,509 34,167 37,037 8% Information 24,437 26,870 24,598 22,974 -7% Finance and Insurance 85,160 90,141 91,621 89,382 -2% Real Estate and Rental and Leasing 46,957 52,549 52,484 52,579 0% Professional, Scientific, and Technical Services 135,963 166,931 169,373 186,504 10% Management of Companies and Enterprises 23,556 38,639 36,458 37,348 2% Administrative and Support and Waste Management and Remediation Services 129,796 167,550 160,835 175,049 9% Educational Services 28,436 36,443 38,702 47,276 22% Health Care and Social Assistance 170,821 213,569 222,794 271,624 22% Arts, Entertainment, and Recreation 41,916 60,026 37,401 29,727 -21% Accommodation and Food Services 146,783 174,536 146,260 159,847 9% Other Services (except Public Administration) 87,666 102,257 105,095 120,197 14% Government 153,903 167,762 160,690 168,080 5% Total/Overall 1,605,544 1,874,477 1,794,776 1,881,704 5% Source: EMSI; TNDG. For the purpose of projecting demand for new industrial and office buildings, it is necessary to translate the industry-level employment projections into projections of the numbers of jobs associated with each land use category. In particular, the industry data are grouped in terms of the three land use categories relevant to this study: •Office-based jobs •Logistics related jobs •Other jobs based in industrial buildings Table 6 shows the correspondence between each major industry group and the relevant land use categories). These percentages have been derived by TNDG based on many years of studying this topic Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 20 and have been calibrated to current conditions in Orange County based on EMSI employment data and CoStar real estate data. As an example of how Table 6 is applied in the analysis: there are currently approximately 147,000 manufacturing jobs in Orange County. Per Table 6, the analysis estimates that 25% of these jobs (or 36,750 workers) are based in office buildings and 75% (or 110,250) are based in industrial buildings (specifically in the “other”/non-logistics sub-category of industrial space). TABLE 6. LAND USE - INDUSTRY CORRESPONDENCE MATRIX (SHOWS PERCENTAGES OF JOBS IN EACH INDUSTRY THAT ARE ASSOCIATED WITH EACH MAJOR LAND USE CATEGORY) Major Industry Group Office Logistics Other Industrial1 Other Land Uses2 Total Agriculture, Forestry, Fishing and Hunting 0% 0% 0% 100% 100% Mining, Quarrying, Oil & Gas Extraction 0% 0% 0% 100% 100% Utilities 5% 0% 5% 90% 100% Construction 5% 0% 5% 90% 100% Manufacturing 25% 0% 75% 0% 100% Wholesale Trade 35% 35% 30% 0% 100% Retail Trade 5% 5% 0% 90% 100% Transportation and Warehousing 5% 75% 0% 20% 100% Information 100% 0% 0% 0% 100% Finance and Insurance 100% 0% 0% 0% 100% Real Estate and Rental and Leasing 100% 0% 0% 0% 100% Professional, Scientific and Technical Services 80% 0% 20% 0% 100% Management of Companies and Enterprises 100% 0% 0% 0% 100% Administrative and Support and Waste Management 85% 0% 5% 10% 100% Educational Services 5% 0% 0% 95% 100% Health Care and Social Assistance 25% 0% 0% 75% 100% Arts, Entertainment and Recreation 10% 0% 0% 90% 100% Accommodation and Food Services 0% 0% 0% 100% 100% Other Services 25% 0% 15% 60% 100% Public Administration 0% 0% 0% 100% 100% 1. Includes manufacturing, flex, and misc. industrial space (other than distribution/warehousing). 2. Includes retail, hospitality, recreational, and institutional land uses; also includes employment not associated with specific commercial/industrial buildings (e.g., construction workers on job sites, farmworkers, work-from-home employees, etc.). Source: TNDG (calibrated based on EMSI and CoStar data) Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 21 Based on the various data sources reviewed for this study, TNDG developed two customized employment growth scenarios for the 10-year forecast horizon (2022-2032): 1) a “baseline” scenario derived from the industry-by-industry EMSI forecasts for Orange County (shown on Table 5 above), and 2)an “aggressive” scenario in which growth in Orange County is expected to more closely mirror statewide trends. Table 7 below shows the percentage growth rates (derived from EMSI) associated with the “baseline” forecast scenario. The percentage growth rates for the Orange County column are the same as shown on Table 5 above. The growth rates for Los Angeles County, California, and the United States are provided for comparison purposes. TABLE 7. PROJECTED EMPLOYMENT GROWTH BY MAJOR INDUSTRY GROUP. ORANGE COUNTY, LOS ANGELES COUNTY, CALIFORNIA, UNITED STATES Percentage Change in Employment, 2022-32: Major Industry Group Orange County Los Angeles County California United States Agriculture, Forestry, Fishing and Hunting -34%-7%4% 7% Mining, Quarrying, and Oil and Gas Extraction 52% -1%8% 15% Utilities -21%-11%-1%-2% Construction 2% 3% 6% 7% Manufacturing -11%-18%-3%3% Wholesale Trade -9%-13%-6%4% Retail Trade -6%-5%-5%-1% Transportation and Warehousing 8% 11% 16% 14% Information -7%12% 14% 12% Finance and Insurance -2%-9%0% 5% Real Estate and Rental and Leasing 0% 2% 2% 7% Professional, Scientific, and Technical Services 10% 8% 10% 14% Management of Companies and Enterprises 2% -3%-2%4% Administrative and Support and Waste Management and Remediation Services 9% 1% 10% 10% Educational Services 22% 14% 14% 16% Health Care and Social Assistance 22% 21% 22% 17% Arts, Entertainment, and Recreation -21%11% 8% 29% Accommodation and Food Services 9% 6% 9% 19% Other Services (except Public Administration) 14% -1%5% 12% Government 5% 2% 3% 5% Total/Overall 5% 4% 7% 9% Source: EMSI; TNDG. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 22 Table 8 summarizes the projected employment growth rates by land use category. The baseline forecasts (derived from EMSI data) are shown for the following geographic areas: Orange County, Los Angeles County, California, and United States. Whereas the baseline forecasts for Orange County indicate negative employment growth for job categories associated with industrial space, TNDG has developed a more aggressive scenario (shown on the bottom line of Table 8) in which growth in Orange County is expected to more closely mirror statewide trends (for California as a whole, employment is projected to grow in all sectors using industrial space). The aggressive scenario is intended to depict opportunities that would exist based on proactive economic development programming in Orange County (including initiatives to expand the land/zoning capacity for office and industrial land uses), allowing the local economy to capture a larger share of statewide growth. TABLE 8. PROJECTED EMPLOYMENT GROWTH BY LAND USE CATEGORY, 2022-2032. ORANGE COUNTY, LOS ANGELES COUNTY, CALIFORNIA, AND U.S. Geographic Area Office Logistics Other Industrial Total Industrial Orange County 5.0% -1.2% -3.8% -3.2% Los Angeles County 4.1% 4.0% -8.8% -4.1% California 7.9% 9.1% 0.5% 3.5% United States 9.8% 10.0% 6.0% 7.4% TNDG projection for aggressive scenario: 6.5% 4.0% 0.5% Tables 9 through 11 provide TNDG’s forecasts of industrial and office building demand for Orange County and Cypress. Two distinct forecasting methodologies are applied, allowing for the demand projects to be expressed in terms of a range (rather than a single forecast number for each land use): Method 1 (Recent Historic Absorption Trends). For industrial buildings, this methodology forecasts demand based on a continuation of the strong industrial absorption rate that has been in evidence throughout the region over the past ten years. The absorption-based methodology is not used for the office demand projections (since the recent absorption trend is strongly negative). Method 2 (Projected Industrial Employment Growth) – This methodology forecasts future space demand based on projected employment growth in industry sectors that utilize industrial and office buildings (as summarized in Tables 5 through 8 above). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 23 Table 9 shows TNDG’s 10-year projection of industrial building demand in Orange County based on projection Method 1 (continuation of recent historic absorption trends). Whereas Orange County absorbed industrial space at an average rate of more than 1.2 million square feet per year between 2019 and 2022, TNDG believes this accelerated pace represents an aberration that is not sustainable. Based on longer-term averages (for the ten-year historic period between 2012 and 2022), TDNG believes a future absorption rate of 770,000 per year (or 7.7 MSF for the 10-year forecast period) is sustainable. In addition, the existing extremely low industrial vacancy rates in Orange County represent “pent up” demand that can support new construction over and above the new demand indicated for the forecast period. Thus, as shown on Table 9 below, the total potential industrial building opportunity in Orange County over the next 10 years is projected at 12.5 MSF (including 7.7 MSF of new demand and 4.8 MSF of existing pent-up demand). As noted on the table, the historic absorption rate methodology is not applied to the office demand forecasts (due to the strong negative absorption rates over the past several years and the existing “glut” of office supply represented by existing high vacancy rates). TABLE 9. PROJECTION OF DEMAND FOR NEW OFFICE AND INDUSTRIAL SPACE. METHODOLOGY 1: RECENT HISTORIC ABSORPTION TREND Building Category Average Annual 2012-19 Average Annual 2019-22 Projected Annual Demand Applied to 10-yr Forecast Adjustment for Current Undersupply Construction Demand Industrial Logistics Space 615,394 1,261,024 750,000 7,500,000 3,100,000 10,600,000 Flex/Specialty Space 181,758 20,416 20,000 200,000 1,700,000 1,900,000 Total 797,152 1,281,440 770,000 7,700,000 4,800,000 12,500,000 Office Class A 721,339 -565,341 N/A N/A N/A N/A Class B 456,130 -419,064 N/A N/A N/A N/A Class C 31,386 -467,245 N/A N/A N/A N/A Total 1,208,856 -1,032,586 N/A N/A N/A N/A Source: TNDG Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 24 Table 10 shows TNDG’s projections of industrial and office space demand in Orange County using Method 2 (demand projected based on anticipated employment growth in relevant industries). For the baseline scenario (see discussion of Tables 5 through 8 above), no growth in industrial employment is projected for Orange County. For the aggressive scenario, industrial employment is expected to grow by 2,000 jobs in the logistics category and 1,000 jobs in other industrial categories. As shown on the table, TNDG has used standard employment density factors to translate these numbers of jobs into demand for new space. Total new demand for industrial buildings is projected at 5.7 MSF for the 10-year projection period (5.0 MSF for logistics buildings and total 700,000 square feet for manufacturing/R&D space). In addition, pent-up demand related to the very low existing vacancy rates creates development opportunities for an additional 4.8 MSF of industrial space. Thus, the total potential industrial building opportunity in Orange County over the next 10 years is projected under Method 2 at 10.5 MSF (including 5.7 MSF of new demand and 4.8 MSF of existing pent-up demand). Table 10 also projects office demand based on 10-year growth in office employment (32,000 jobs for the baseline scenario and 42,000 jobs for the aggressive scenario). Total office demand between 2022 and 2032 is projected at 5.6 MSF base the baseline scenario and 7.35 MSF for the aggressive scenario. However, much of this demand would be fulfilled in existing vacant office space. After adjusting for the current oversupply (estimated at 4.5 MSF countywide), the net demand for new office construction countywide is projected at 1.1 MSF for the baseline scenario and 2.85 MSF for the aggressive scenario. TABLE 10. PROJECTION OF DEMAND FOR NEW OFFICE AND INDUSTRIAL SPACE. METHODOLOGY 2: PROJECTED EMPLOYMENT GROWTH Projection Scenario New Jobs 2022-32 Square Feet per New Job Absorption Demand Adjustment for Current Undersupply (Oversupply) Construction Demand Baseline Projection Logistics 0 N/A N/A N/A N/A Other Industrial 0 N/A N/A N/A N/A Industrial Total N/A Office 32,000 175 5,600,000 (4,500,000) 1,100,000 Aggressive Projection Logistics 2,000 2,500 5,000,000 3,100,000 8,100,000 Other Industrial 1,000 700 700,000 1,700,000 2,400,000 Industrial Total 10,500,000 Office 42,000 175 7,350,000 (4,500,000) 2,850,000 Source: TNDG Table 11 projects the share of countywide demand that could potentially be captured by new office and industrial development in Cypress. For planning purposes, TNDG has projected that Cypress can achieve Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 25 a capture rate of 5% of Orange County office demand and industrial demand. This capture rate is aggressive compared to historic trends (Cypress currently accounts for 1.3% of Orange County’s office space and 2.2% of Orange County’s industrial space). The projected increase in Cypress’s capture rate of countywide demand is premised on the expectation that Cypress’s competitive position will be enhanced by two factors: 1) proactive land use planning to expand development capacity in an otherwise built out environment, and 2) aggressive economic development marketing to attract targeted tenant types. TABLE 11. PROJECTION OF DEMAND FOR NEW OFFICE AND INDUSTRIAL SPACE, 2022-2032. POTENTIAL CYPRESS CAPTURE RATES OF ORANGE COUNTY DEMAND Land Use Orange County Demand City of Cypress Share Potential Cypress Demand Office Space Scenario 1 (Historic Absorption Trend) N/A N/A N/A Scenario 2a (Conservative Employment Growth) 1,100,000 5% 55,000 Scenario 2b (Aggressive Employment Growth) 2,850,000 5% 142,500 Industrial Space Scenario 1 (Historic Absorption Trend) 12,500,000 5% 625,000 Scenario 2a (Conservative Employment Growth) N/A N/A N/A Scenario 2b (Aggressive Employment Growth) 10,500,000 5% 525,000 Source: TNDG Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 26 4. Business Sector Analysis A. Existing Important Business Sectors in Cypress, and Orange and Los Angeles Counties Table 12, on the next page, lists all export-oriented business sectors that had 100 or more jobs in Cypress in 2021, and provides the following information about each listed business sector: • Total number of jobs in Cypress in 2021 (the latest full year for which data are available). • Location quotient (compared to U.S. benchmark) in 2021. The location quotient (LQ) measures how concentrated/important a business sector is in a region compared to national benchmarks. An LQ value greater than 1.0 indicates that a business sector is more concentrated in the region than it is nationally. This is generally regarded as an indication that the region has a comparative advantage relative to a particular business sector, although (especially for local-oriented business sectors) an LQ below 1.0 can indicate a potential growth opportunity. • Average annual wage for jobs in Cypress.1 From the perspective of industrial building demand, several business sectors are especially prominent in Cypress: • Automotive (components manufacturing) – 843 jobs, location quotient of 5.0, average annual wage/salary of over $100,000; • Lighting and Electrical Equipment Manufacturing – 448 jobs, LQ of 8.3, average annual wage/salary of nearly $107,000; • Downstream Chemical Products – 235 jobs, LQ of 5.0, average annual wage/salary of nearly $109,000. In terms of business sectors that are significant users of office space, the following are prominent in Cypress: • Business Services – nearly 1,500 jobs, LQ of 0.8, average annual wage/salary of $120,000; • Insurance Services – 822 jobs, LQ of 3.1, average annual wage/salary of $139,000; • Information Technology and Analytical Instruments – 246 jobs, LQ of 1.0, average annual wage of $140,000. • Marketing, Design and Publishing – 217 jobs, LQ of 0.7, average annual wage/salary of $142,000. • Financial Services – low LQ (0.3) but important in terms of number of jobs (100) and average annual wage/salary ($184,000). It is important to note that some of Cypress’s prominent business sectors experienced job losses over the past 10 years and therefore may be appropriate targets for business retention programming by the City. 1 Wage data are for jobs (not residents) based in Cypress. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 27 TABLE 12. SUMMARY CHARACTERISTICS AND TRENDS, CYPRESS’S LARGEST EXPORT-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL BUSINESS SECTORS WITH MORE THAN 100 JOBS IN 2021) EXPORT BUSINESS SECTOR JOBS LQ COUNTY LQ* AVG ANN WAGE 10-YR JOB CHANGE Education and Knowledge Creation 2,026 1.8 0.9 97,448 381 Business Services 1,485 0.8 1.2 119,561 276 Distribution and Electronic Commerce 1,023 0.9 1.1 123,120 (108) Automotive 843 5.0 0.3 100,096 (284) Insurance Services 822 3.1 0.8 138,984 (1,015) Hospitality and Tourism 511 1.1 1.5 60,408 (130) Lighting and Electrical Equipment 448 8.3 1.3 106,740 62 Aerospace Vehicles and Defense 258 2.5 1.7 102,304 (34) Production Technology and Heavy Machinery 256 1.6 0.6 103,926 (16) Information Technology and Analytical Instruments 246 1.0 2.4 140,187 (22) Downstream Chemical Products 235 5.0 1.2 108,776 52 Marketing, Design, and Publishing 217 0.7 1.1 142,482 (15) Medical Devices 175 3.4 4.7 132,705 7 Transportation and Logistics 160 0.4 0.2 100,690 24 Financial Services 100 0.3 1.8 183,666 (8) GROUP TOTAL / AVG 8,805 1.32 1.20 $111,289 (831) CITY TOTAL 27,730 N/A N/A $80,685 2,816 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. *County LQ provided for comparison purposes. “—” = insufficient data. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 28 Table 13, below, provides the same data for local-oriented business sectors that had more than 800 jobs in Cypress in 2021. TABLE 13. SUMMARY CHARACTERISTICS AND TRENDS, CYPRESS’S LARGEST LOCAL-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 800 JOBS IN 2021) LOCAL BUSINESS SECTOR JOBS LQ COUNTY LQ* AVG ANN WAGE 10-YR JOB CHANGE Local Hospitality Establishments 2,603 1.2 1.1 32,312 349 Local Commercial Services 2,499 1.5 1.6 74,510 150 Local Health Services 2,429 0.8 0.9 93,860 803 Local Community and Civic Organizations 2,288 2.3 1.1 27,560 1,658 Local Real Estate, Construction, & Development 2,076 0.9 1.4 90,166 533 Local Education and Training 935 0.6 0.8 83,331 108 Local Personal Services (Non-Medical) 884 1.2 1.3 41,238 241 Local Government 804 0.9 0.7 133,681 8 GROUP TOTAL / AVG 14,518 1.10 1.10 $66,838 3,849 CITY TOTAL 27,730 N/A N/A $80,685 2,816 Note: LQ = Location Quotient; 10-year job change is from 2010 to 2021. *County LQ provided for comparison purposes. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Table 14 and Table 15 provide comparable data for Orange County (4,000 or more jobs in export- oriented business sectors; 40,000 or more jobs in local-oriented business sectors). Several of the business sectors listed on the table are especially strong in Orange County but not currently well- represented Cypress. As such, they are potentially business attraction targets for Cypress: • Medical Devices (manufacturing) – LQ of 4.7 (strong job growth over past 10 years) • Metalworking Technology – LQ of 1.6 • Construction Products and Services (strong job growth) • Biopharmaceuticals – LQ of 1.2 Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 29 TABLE 14. SUMMARY CHARACTERISTICS AND TRENDS, ORANGE COUNTY’S LARGEST EXPORT-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 4,000 JOBS IN 2021) EXPORT BUSINESS SECTOR JOBS LQ AVG ANN WAGE 10-YR JOB CHANGE Business Services 140,417 1.2 127,624 27,985 Distribution and Electronic Commerce 77,255 1.1 109,963 2,481 Education and Knowledge Creation 64,355 0.9 89,243 2,184 Financial Services 43,963 1.8 193,915 9,935 Hospitality and Tourism 43,764 1.5 58,875 (7,741) Information Technology and Analytical Instruments 38,067 2.4 180,844 5,122 Marketing, Design, and Publishing 22,315 1.1 124,691 4,843 Medical Devices 15,558 4.7 135,870 2,227 Insurance Services 12,920 0.8 136,315 (8,427) Aerospace Vehicles and Defense 11,617 1.7 141,628 (3,508) Metalworking Technology 7,713 1.6 75,829 (1,578) Construction Products and Services 7,408 0.6 117,570 1,748 Performing Arts 6,828 1.0 44,815 1,600 Printing Services 6,442 1.5 70,678 (2,956) Food Processing and Manufacturing 6,430 0.5 76,505 1,214 Production Technology and Heavy Machinery 6,327 0.6 107,173 (778) Plastics 5,939 0.8 94,131 (1,332) Transportation and Logistics 5,573 0.2 92,416 48 Lighting and Electrical Equipment 4,576 1.3 111,837 424 Biopharmaceuticals 4,489 1.2 114,944 229 Apparel 4,141 2.9 75,474 (1,091) Furniture 4,088 1.0 68,856 252 GROUP TOTAL / AVG 540,184 1.15 $119,460 32,882 COUNTY TOTAL 1,785,137 N/A $83,905 379,368 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 30 TABLE 15. SUMMARY CHARACTERISTICS AND TRENDS, ORANGE COUNTY’S LARGEST LOCAL-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL BUSINESS SECTORS WITH MORE THAN 40,000 JOBS IN 2021) LOCAL BUSINESS SECTOR JOBS LQ AVG ANN WAGE 10-YR JOB CHANGE Local Real Estate, Construction, and Development 191,406 1.4 89,413 41,128 Local Health Services 182,165 0.9 85,761 38,242 Local Commercial Services 174,578 1.6 70,619 43,193 Local Hospitality Establishments 144,229 1.1 33,231 11,694 Local Education and Training 73,134 0.8 85,643 7,994 Local Community and Civic Organizations 67,711 1.1 33,690 36,018 Local Personal Services (Non-Medical) 59,510 1.3 37,300 16,607 Local Retailing of Clothing and General Merchandise 42,751 0.9 42,006 (2,705) Local Government 41,789 0.7 133,681 327 Local Motor Vehicle Products and Services 40,786 0.8 79,820 2,906 Local Food and Beverage Processing and Distribution 40,446 0.8 49,453 2,741 GROUP TOTAL / AVG 1,058,505 1.06 $69,211 198,146 COUNTY TOTAL 1,785,137 N/A $83,905 379,368 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 31 Table 16 and Table 17 provide comparable data for Los Angeles County (10,000 or more jobs in export- oriented business sectors; 100,000 or more jobs in local-oriented business sectors). Two business sectors are notable for having very high LQ’s in Los Angeles County: • Video Production and Distribution – LQ of 11.2 (potentially an attraction target for Cypress); and • Apparel – LQ of 5.8 (not recommended as an attraction target due to relatively low wages and a long-term trend of job losses in southern California). TABLE 16. SUMMARY CHARACTERISTICS AND TRENDS, LOS ANGELES COUNTY’S LARGEST EXPORT-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 10,000 JOBS IN 2021) EXPORT BUSINESS SECTOR JOBS LQ AVG ANN WAGE 10-YR JOB CHANGE Business Services 267,899 0.9 125,959 30,116 Education and Knowledge Creation 221,838 1.1 83,958 16,829 Distribution and Electronic Commerce 198,566 1.0 86,935 5,629 Video Production and Distribution 116,419 11.2 157,310 (12,534) Marketing, Design, and Publishing 85,992 1.6 139,254 15,740 Transportation and Logistics 81,996 1.3 98,589 23,801 Performing Arts 62,269 3.5 149,449 11,784 Aerospace Vehicles and Defense 57,973 3.2 152,946 (1,684) Hospitality and Tourism 54,219 0.7 74,244 (27,661) Financial Services 49,871 0.8 247,430 (11,427) Information Technology and Analytical Instruments 33,401 0.8 156,389 5,754 Insurance Services 31,251 0.7 127,464 2,721 Food Processing and Manufacturing 30,144 0.8 80,972 (110) Apparel 22,653 5.8 63,781 (25,387) Water Transportation 17,079 1.9 160,417 876 Metalworking Technology 14,468 1.1 71,475 (2,109) Construction Products and Services 14,386 0.4 125,036 2,865 Production Technology and Heavy Machinery 12,422 0.4 102,237 (2,802) Communications Equipment and Services 12,340 1.4 160,893 (2,044) Plastics 11,556 0.6 82,284 (1,762) Printing Services 11,489 1.0 63,362 (5,642) Furniture 10,593 0.9 61,399 (2,365) GROUP TOTAL / AVG 1,418,824 1.10 $117,557 20,586 COUNTY TOTAL 4,893,484 N/A $83,905 379,368 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 32 TABLE 17. SUMMARY CHARACTERISTICS AND TRENDS, LOS ANGELES COUNTY’S LARGEST LOCAL-ORIENTED BUSINESS SECTORS (LIST INCLUDES ALL SECTORS WITH MORE THAN 100,000 JOBS IN 2021) LOCAL BUSINESS SECTOR JOBS LQ AVG ANN WAGE 10-YR JOB CHANGE Local Health Services 520,313 0.9 87,542 82,285 Local Community and Civic Organizations 344,433 2.0 33,511 232,896 Local Commercial Services 342,046 1.2 81,001 34,608 Local Real Estate, Construction, and Development 340,932 0.9 75,509 69,196 Local Hospitality Establishments 325,661 0.9 32,642 (5,706) Local Education and Training 246,965 0.9 81,387 3,242 Local Government 194,664 1.2 144,605 1,585 Local Food and Beverage Processing and Distribution 143,454 1.1 48,648 3,833 Local Personal Services (Non-Medical) 125,204 1.0 39,386 8,803 Local Retailing of Clothing and General Merchandise 122,833 0.9 42,439 (12,278) Local Motor Vehicle Products and Services 114,962 0.8 63,795 (4,895) Local Logistical Services 107,393 1.2 55,339 36,426 GROUP TOTAL / AVG 2,928,860 1.04 $68,225 449,994 COUNTY TOTAL 4,893,484 N/A $83,905 379,368 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Table 18 and Table 19 summarize business sector job growth/retraction performance in Cypress and Orange and Los Angeles Counties compared to national trends. This part of the study is based on a “shift-share” analysis for each business sector that estimates an “expected” job change based on national trends. If Cypress (or benchmark region) has higher job growth (or experiences less severe job losses) compared to the expected change, it indicates that the local area (or benchmark region) has performed better than national trends. Conversely, if Cypress and/or Orange/Los Angeles County has less job growth (or experiences more severe job losses) compared to the expected change, it indicates that the specific region has performed worse than national trends. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 33 TABLE 18. JOB GROWTH/RETRACTION PERFORMANCE COMPARED TO NATIONAL TRENDS FOR LARGEST EXPORT-ORIENTED BUSINESS SECTORS, CYPRESS, ORANGE AND LOS ANGELES COUNTIES 2011-21 GROWTH PERFORMANCE BASED ON SHIFT SHARE ANALYSIS BUSINESS SECTOR CYPRESS ORANGE COUNTY L.A. COUNTY Aerospace Vehicles and Defense - - - Apparel - + - Automotive - - - Biopharmaceuticals + - - Business Services - - - Communications Equipment and Services + - + Construction Products and Services N/A + + Distribution and Electronic Commerce - - - Downstream Chemical Products + + - Education and Knowledge Creation + - + Financial Services - + - Food Processing and Manufacturing - - - Furniture - - - Hospitality and Tourism - - - Information Technology and Analytical Instruments - - - Insurance Services - - + Lighting and Electrical Equipment + + - Marketing, Design, and Publishing - + - Medical Devices - + - Metalworking Technology + - - Performing Arts + + + Plastics - - - Printing Services - - - Production Technology and Heavy Machinery - - - Transportation and Logistics + - + Video Production and Distribution + - - Water Transportation N/A - - Note: " + " = growth performance better than expected; " - " worse than expected. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 34 TABLE 19. JOB GROWTH/RETRACTION PERFORMANCE COMPARED TO NATIONAL TRENDS FOR LARGEST LOCAL- ORIENTED BUSINESS SECTORS, CYPRESS, ORANGE AND LOS ANGELES COUNTIES 2011-21 GROWTH PERFORMANCE BASED ON SHIFT SHARE ANALYSIS BUSINESS SECTOR CYPRESS ORANGE COUNTY L.A. COUNTY Local Commercial Services - + - Local Community and Civic Organizations + + + Local Education and Training + + - Local Food and Beverage Processing and Distribution - - - Local Government + + + Local Health Services + + + Local Hospitality Establishments + - - Local Logistical Services + + + Local Motor Vehicle Products and Services - - - Local Personal Services (Non-Medical) + + - Local Real Estate, Construction, and Development + - - Local Retailing of Clothing and General Merchandise - + - Note: " + " = growth performance better than expected; " - " worse than expected. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 35 B. Potential Targeted Business Sectors for City of Cypress’s Economic Development Program Table 20 lists important existing business sectors for the City of Cypress. Business sectors are highlighted/shaded on the table if they are in the top 10 for the entire set of business sectors (Export- oriented and Local-oriented) for at least one of the three variables: 1. 2021 Location Quotient (LQ) 2. Number of jobs in 2021 3. Job growth between 2011 and 2021 For additional context, the table also shows the average annual wage associated with each business sector. As an example, in Table 20 below, the Lighting and Electrical Equipment business sector has the highest LQ (8.3) of all sectors in Cypress. The 10th highest LQ (1.7) is in the Local Industrial Products and Services business sector. The top 10 business sectors in terms of LQs are shaded. The same shading ranking pattern is applied to the top 10 business sectors in terms of total jobs and 10-year job change. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 36 TABLE 20. TOP 10 BUSINESS SECTORS FOR KEY VARIABLES: LQ, JOBS, AND JOB GROWTH, CYPRESS BUSINESS SECTOR LQ JOBS 10-YR JOB CHANGE AVG. ANN WAGE Lighting and Electrical Equipment 8.3 448 62 $106,740 Automotive 5.0 843 (284) 100,096 Downstream Chemical Products 5.0 235 52 108,776 Medical Devices 3.4 175 7 132,705 Insurance Services 3.1 822 (1,015) 138,984 Aerospace Vehicles and Defense 2.5 258 (34) 102,304 Local Community and Civic Organizations 2.3 2,288 1,658 27,560 Apparel 1.9 42 (22) 101,836 Education and Knowledge Creation 1.8 2,026 381 97,448 Local Industrial Products and Services 1.7 153 19 86,346 Local Commercial Services 1.5 2,499 150 74,510 Local Hospitality Establishments 1.2 2,603 349 32,312 Local Personal Services (Non-Medical) 1.2 884 241 41,238 Local Real Estate, Construction, and Development 0.9 2,076 533 90,166 Distribution and Electronic Commerce 0.9 1,023 (108) 123,120 Business Services 0.8 1,485 276 119,561 Local Health Services 0.8 2,429 803 93,860 Local Logistical Services 0.6 320 118 59,802 Local Education and Training 0.6 935 108 83,331 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Table 21 on the next page provides the same business sector data and ranking criteria for Orange County. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 37 TABLE 21. TOP 10 BUSINESS SECTORS FOR KEY VARIABLES: LQ, JOBS, AND JOB GROWTH, ORANGE COUNTY BUSINESS SECTOR LQ JOBS 10-YR JOB CHANGE AVG. ANN WAGE Medical Devices 3.4 175 7 $132,705 Aerospace Vehicles and Defense 2.5 258 (34) 102,304 Local Community and Civic Organizations 2.3 2,288 1,658 27,560 Apparel 1.9 42 (22) 101,836 Education and Knowledge Creation 1.8 2,026 381 97,448 Local Industrial Products and Services 1.7 153 19 86,346 Local Commercial Services 1.5 2,499 150 74,510 Local Hospitality Establishments 1.2 2,603 349 32,312 Local Personal Services (Non-Medical) 1.2 884 241 41,238 Hospitality and Tourism 1.1 511 (130) 60,408 Information Technology and Analytical Instruments 1.0 246 (22) 140,187 Local Real Estate, Construction, and Development 0.9 2,076 533 90,166 Distribution and Electronic Commerce 0.9 1,023 (108) 123,120 Business Services 0.8 1,485 276 119,561 Local Financial Services 0.8 480 99 112,915 Local Health Services 0.8 2,429 803 93,860 Local Education and Training 0.6 935 108 83,331 Recreational and Small Electric Goods 0.5 18 0 94,367 Financial Services 0.3 100 (8) 183,666 Metalworking Technology 0.2 16 5 70,849 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Table 22 on the next page provides the same business sector data and ranking criteria for neighboring Los Angeles County. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 38 TABLE 22. TOP 10 BUSINESS SECTORS FOR KEY VARIABLES: LQ, JOBS, AND JOB GROWTH, LOS ANGELES COUNTY BUSINESS SECTOR LQ JOBS 10-YR JOB CHANGE AVG. ANN WAGE Video Production and Distribution 11.2 116,419 (12,534) $157,310 Apparel 5.8 22,653 (25,387) 63,781 Music and Sound Recording 5.7 6,222 1,413 95,802 Performing Arts 3.5 62,269 11,784 149,449 Aerospace Vehicles and Defense 3.2 57,973 (1,684) 152,946 Jewelry and Precious Metals 2.6 1,807 (94) 62,317 Local Community and Civic Organizations 2.0 344,433 232,896 33,511 Water Transportation 1.9 17,079 876 160,417 Leather and Related Products 1.9 2,321 (60) 59,600 Marketing, Design, and Publishing 1.6 85,992 15,740 139,254 Transportation and Logistics 1.3 81,996 23,801 98,589 Local Logistical Services 1.2 107,393 36,426 55,339 Local Government 1.2 194,664 1,585 144,605 Local Commercial Services 1.2 342,046 34,608 81,001 Education and Knowledge Creation 1.1 221,838 16,829 83,958 Distribution and Electronic Commerce 1.0 198,566 5,629 86,935 Local Health Services 0.9 520,313 82,285 87,542 Local Education and Training 0.9 246,965 3,242 81,387 Local Hospitality Establishments 0.9 325,661 (5,706) 32,642 Local Real Estate, Construction, and Development 0.9 340,932 69,196 75,509 Business Services 0.9 267,899 30,116 125,959 Note: LQ = Location Quotient; 10-year job change is from 2011 to 2021. *Approximately 70% of cluster employment is in one component industry: NAICS 624120 (Services for the Elderly and Persons with Disabilities). In addition, a sizable portion of apparent employment growth in this industry results from the Bureau of Labor Statistics (BLS) reclassification of other industries’ employment into this specific industry in 2013. Source: U.S. Cluster Mapping Project; EMSI; The Natelson Dale Group, Inc. (TNDG). Table 23 on the next three pages provides a narrative description of the candidate business sectors. In addition, the table provides key component industries within each business sector based on employment totals for each industry in the relevant geographies. Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 39 TABLE 23. NARRATIVE DESCRIPTIONS AND KEY COMPONENT INDUSTRIES FOR POTENTIAL TARGET BUSINESS SECTORS, CITY OF CYPRESS BUSINESS SECTOR NARRATIVE DESCRIPTION KEY COMPONENT INDUSTRIES Group 1 – Cypress’s Existing Core Business Sectors Local Real Estate, Development & Construction Establishments that primarily provide local real estate services, general contracting, and specialty contracting for the building, purchasing, and renting of homes and related local infrastructure. This sector also contains firms that support land development, concrete manufacturing, highway and street construction, as well as building equipment distribution. • Plumbing, Heating, and Air- Conditioning Contractors • Electrical Contractors and Other Wiring Installation Contractors • Lessors of Nonresidential Buildings (except Miniwarehouses) • Home Centers • Offices of Real Estate Agents and Brokers Local Industrial Products & Services Consists of firms that provide maintenance, wholesaling, and distribution for local industrial goods and services. This sector also includes consumer rental and leasing for electronics, appliances, and general equipment. • Other Miscellaneous Durable Goods Merchant Wholesalers • Machine Shops • Other Electronic and Precision Equipment Repair and Maintenance Local Logistical Services Establishments that offer local passenger transportation and local transportation of freight and goods, including moving companies and couriers. This sector also includes local storage facilities, truck and RV leasing, and passenger car rental services. • Couriers and Express Delivery Services • Local Messengers and Local Delivery • Passenger Car Rental Lighting & Electrical Equipment Firms involved in the manufacture of electrical equipment and electronic components. The companies in this sector manufacture wire for communications, wiring devices, fiber optic cables, switchboards, lighting fixtures, motors, transformers, and related products. • Other Lighting Equipment Manufacturing • All Other Miscellaneous Electrical Equipment and Component Manufacturing • Electric Lamp Bulb and Part Manufacturing Automotive Establishments along the value chain that are necessary for manufacturing cars, trucks, and other motorized land-based transportation equipment (other than motorcycles). This includes metal mills and foundries, manufacturers of metal automotive parts, and manufacturers of completed automobiles. • Motor Vehicle Gasoline Engine and Engine Parts Manufacturing • Motor Vehicle Seating and Interior Trim Manufacturing • Other Motor Vehicle Parts Manufacturing • Motor Vehicle Transmission and Power Train Parts Manufacturing Downstream Chemical Products Establishments that manufacture complex chemical products for end users. These products include adhesives, beauty products, soaps, cleaners, film processing chemicals, dyes, paints, explosives, and lubricating oils. • Polish and Other Sanitation Good Manufacturing • All Other Miscellaneous Chemical Product and Preparation Manufacturing • Toilet Preparation Manufacturing Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 40 BUSINESS SECTOR NARRATIVE DESCRIPTION KEY COMPONENT INDUSTRIES Medical Devices Establishments in this sector primarily manufacture surgical, medical, dental, optical, ophthalmic, and veterinary instruments and supplies. • Optical Instrument and Lens Manufacturing • Surgical and Medical Instrument Manufacturing Aerospace Vehicles & Defense Establishments that manufacture aircraft, space vehicles, guided missiles, and related parts. This sector also contains firms that manufacture the necessary search and navigation equipment used by these products. • Aircraft Engine and Engine Parts Manufacturing • Search, Detection, Navigation, Guidance, Aeronautical, and Nautical System and Instrument Manufacturing Distribution & E- Commerce Traditional wholesalers as well as mail order houses and electronic merchants. The companies in this sector mostly buy, hold, and distribute a wide range of products such as apparel, food, chemicals, gases, minerals, farm materials, machinery, and other merchandise. The sector also contains firms that support distribution and electronic commerce operations, including packaging, labeling, and equipment rental and leasing. • Other Electronic Parts and Equipment Merchant Wholesalers • Electronic Shopping and Mail- Order Houses • Computer and Computer Peripheral Equipment and Software Merchant Wholesalers • Industrial Machinery and Equipment Merchant Wholesalers Business Services Establishments and services primarily designed to support other aspects of a business or to assist unrelated companies. This includes corporate headquarters. Professional services such as consulting, legal services, facilities support services, computer services, engineering and architectural services, and placement services. All for-hire ground passenger transportation services are also present in this sector. • Engineering Services • Facilities Support Services • Administrative Management and General Management Consulting Services • Custom Computer Programming Services Group 2 – Potential Emerging/Growth Business Sectors Transportation & Logistics This sector contains all air, rail, bus, and freight transportation services. It also includes related operation services and support activities such as inspections, maintenance, repairs, security, and loading/unloading. • Freight Transportation Arrangement • General Freight Trucking, Long-Distance, Truckload • Other Support Activities for Air Transportation • Scheduled Passenger Air Transportation • Nonscheduled Chartered Passenger Air Transportation Biopharmaceuticals Establishments in this sector produce complex chemical and biological substances used in medications, vaccines, diagnostic tests, and similar medical applications. • Pharmaceutical Preparation Manufacturing • Biological Product (except Diagnostic) Manufacturing • Medicinal and Botanical Manufacturing Communications Equipment & Services This sector involves goods and services used for communications. This includes cable, wireless, and satellite services, as well as telephone, • Wireless Telecommunications Carriers (except Satellite) Business Sector Analysis and Real Estate Market Analysis – Cypress Business Park Specific Plan The Natelson Dale Group, Inc. 41 BUSINESS SECTOR NARRATIVE DESCRIPTION KEY COMPONENT INDUSTRIES broadcasting, and wireless communications equipment. • Radio and Television Broadcasting and Wireless Communications Equipment Manufacturing • Cable and Other Subscription Programming • Other Communications Equipment Manufacturing • All Other Telecommunications Metalworking Technology Establishments in this sector manufacture machine tools and process metal for use in metal working. The sector also contains the downstream manufacture of metal fasteners and hand tools. • Electroplating, Plating, Polishing, Anodizing, and Coloring • Bolt, Nut, Screw, Rivet, and Washer Manufacturing • Machine Tool Manufacturing • Metal Coating, Engraving (except Jewelry and Silverware), and Allied Services to Manufacturers • Special Die and Tool, Die Set, Jig, and Fixture Manufacturing • Precision Turned Product Manufacturing Video Production & Distribution Establishments primarily involved in the production and distribution of music and other sound recordings. • Motion Picture and Video Production • Teleproduction and Other Postproduction Services • Other Motion Picture and Video Industries Construction Products & Services Establishments that supply construction materials, components, products, and services. Construction materials and components include those made of sand, stone, gravel, asphalt, cement, concrete, and other earthen substances. Construction products include pipes and heat exchangers. Construction services include the construction of pipelines for water, sewers, oil and gas, power, and communication, as well as building services for homes and industrial buildings. • Power and Communication Line and Related Structures Construction • Oil and Gas Pipeline and Related Structures Construction • Other Heavy and Civil Engineering Construction • Plumbing Fixture Fitting and Trim Manufacturing • Industrial Building Construction Source: The Natelson Dale Group, Inc. (TNDG); Cluster Mapping Project. APPENDIX A Business Sector Employee Database by Region Table A-1 Cluster Employment by Region, 2021 Cluster Cypress Orange County L.A. County CA U.S. Aerospace Vehicles and Defense 258 11,617 57,973 105,400 614,675 Agricultural Inputs and Services 14 2,124 5,366 441,835 1,925,344 Apparel 42 4,141 22,653 33,307 129,969 Automotive 843 3,308 8,939 45,080 992,020 Biopharmaceuticals 0 4,489 8,094 47,999 335,403 Business Services 1,485 140,417 267,899 1,311,381 10,514,181 Coal Mining 0 0 4 18 40,966 Communications Equipment and Services 8 3,790 12,340 49,333 288,007 Construction Products and Services 8 7,408 14,386 67,425 1,074,399 Distribution and Electronic Commerce 1,023 77,255 198,566 788,301 6,579,634 Downstream Chemical Products 235 3,630 9,184 25,906 279,990 Downstream Metal Products 64 2,428 7,566 29,084 466,420 Education and Knowledge Creation 2,026 64,355 221,838 851,778 6,668,513 Electric Power Generation and Transmission 0 1,742 5,325 17,753 166,865 Environmental Services 0 1,354 4,408 14,960 135,083 Financial Services 100 43,963 49,871 229,236 2,208,624 Fishing and Fishing Products 0 200 649 2,574 66,955 Food Processing and Manufacturing 58 6,430 30,144 170,579 1,219,706 Footwear 0 130 412 1,141 15,428 Forestry 0 24 118 5,945 98,282 Furniture 76 4,088 10,593 30,463 391,876 Hospitality and Tourism 511 43,764 54,219 249,007 2,644,605 Information Technology and Analytical Instruments 246 38,067 33,401 355,487 1,434,236 Insurance Services 822 12,920 31,251 117,609 1,541,101 Jewelry and Precious Metals 0 118 1,807 3,305 23,211 Leather and Related Products 0 215 2,321 4,468 41,963 Lighting and Electrical Equipment 448 4,576 6,294 26,439 318,954 Livestock Processing 0 328 4,457 22,182 540,112 Marketing, Design, and Publishing 217 22,315 85,992 335,063 1,806,272 Medical Devices 175 15,558 7,598 52,043 302,881 Metal Mining 0 4 12 771 46,182 Metalworking Technology 16 7,713 14,468 40,104 442,627 Music and Sound Recording 0 112 6,222 8,905 36,582 Nonmetal Mining 0 67 396 5,382 101,839 Oil and Gas Production and Transportation 8 773 6,671 24,142 507,646 Paper and Packaging 0 1,680 6,192 19,977 354,865 Performing Arts 53 6,828 62,269 110,355 596,843 Plastics 31 5,939 11,556 40,981 663,937 Printing Services 62 6,442 11,489 36,067 399,959 Production Technology and Heavy Machinery 256 6,327 12,422 53,739 926,948 Recreational and Small Electric Goods 18 3,442 7,388 24,820 201,143 Textile Manufacturing 8 1,531 6,892 10,335 184,700 Tobacco 0 109 26 265 11,263 Trailers, Motor Homes, and Appliances 0 96 1,629 4,621 170,117 Transportation and Logistics 160 5,573 81,996 198,378 2,185,200 Upstream Chemical Products 12 443 1,359 6,846 166,091 Upstream Metal Manufacturing 0 1,929 6,392 19,821 373,440 Video Production and Distribution 11 803 116,419 132,938 348,329 Vulcanized and Fired Materials 0 1,717 3,944 12,742 245,924 Water Transportation 0 383 17,079 32,080 302,945 Wood Products 0 1,487 2,997 26,312 404,590 Local Commercial Services 2,499 174,578 342,046 1,246,854 9,818,757 Local Community and Civic Organizations 2,288 67,711 344,433 1,019,076 5,789,885 Local Education and Training 935 73,134 246,965 937,985 8,786,864 Local Entertainment and Media 178 12,717 43,535 146,204 1,314,849 Local Federal Government 357 16,124 67,675 459,026 4,897,420 Local Financial Services 480 38,376 80,299 312,878 3,402,292 Local Food and Beverage Processing and Distribution 408 40,446 143,454 529,500 4,460,170 Local Government 804 41,789 194,664 713,061 5,539,469 Local Health Services 2,429 182,165 520,313 1,892,011 18,454,763 Local Hospitality Establishments 2,603 144,229 325,661 1,269,872 12,350,702 Local Household Goods and Services 305 23,029 59,585 285,054 2,382,697 Local Industrial Products and Services 153 9,046 17,930 59,447 546,635 Local Logistical Services 320 22,923 107,393 371,993 2,995,128 Local Motor Vehicle Products and Services 631 40,786 114,962 464,255 4,743,295 Local Personal Services (Non-Medical)884 59,510 125,204 453,513 4,198,277 Local Real Estate, Construction, and Development 2,076 191,406 340,932 1,577,898 12,959,792 Local Retailing of Clothing and General Merchandise 699 42,751 122,833 467,809 4,449,716 Local State Government 86 4,756 16,362 229,229 2,225,641 Local Utilities 53 7,689 22,317 103,362 1,083,132 Non-Cluster 249 17,819 115,437 306,229 1,778,843 Grand Total 27,730 1,785,137 4,893,484 19,089,939 163,715,172 Traded Total 9,293 574,152 1,541,484 6,244,683 51,536,845 Local Total 18,187 1,193,165 3,236,563 12,539,026 110,399,484 Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-2 Cluster Location Quotients (LQs) by Region, 2021 Cluster Carson Orange County L.A. County CA Aerospace Vehicles and Defense 2.5 1.7 3.2 1.5 Agricultural Inputs and Services 0.0 0.1 0.1 2.0 Apparel 1.9 2.9 5.8 2.2 Automotive 5.0 0.3 0.3 0.4 Biopharmaceuticals 0.0 1.2 0.8 1.2 Business Services 0.8 1.2 0.9 1.1 Coal Mining 0.0 0.0 0.0 0.0 Communications Equipment and Services 0.2 1.2 1.4 1.5 Construction Products and Services 0.0 0.6 0.4 0.5 Distribution and Electronic Commerce 0.9 1.1 1.0 1.0 Downstream Chemical Products 5.0 1.2 1.1 0.8 Downstream Metal Products 0.8 0.5 0.5 0.5 Education and Knowledge Creation 1.8 0.9 1.1 1.1 Electric Power Generation and Transmission 0.0 1.0 1.1 0.9 Environmental Services 0.0 0.9 1.1 0.9 Financial Services 0.3 1.8 0.8 0.9 Fishing and Fishing Products 0.0 0.3 0.3 0.3 Food Processing and Manufacturing 0.3 0.5 0.8 1.2 Footwear 0.0 0.8 0.9 0.6 Forestry 0.0 0.0 0.0 0.5 Furniture 1.1 1.0 0.9 0.7 Hospitality and Tourism 1.1 1.5 0.7 0.8 Information Technology and Analytical Instruments 1.0 2.4 0.8 2.1 Insurance Services 3.1 0.8 0.7 0.7 Jewelry and Precious Metals 0.0 0.5 2.6 1.2 Leather and Related Products 0.0 0.5 1.9 0.9 Lighting and Electrical Equipment 8.3 1.3 0.7 0.7 Livestock Processing 0.0 0.1 0.3 0.4 Marketing, Design, and Publishing 0.7 1.1 1.6 1.6 Medical Devices 3.4 4.7 0.8 1.5 Metal Mining 0.0 0.0 0.0 0.1 Metalworking Technology 0.2 1.6 1.1 0.8 Music and Sound Recording 0.0 0.3 5.7 2.1 Nonmetal Mining 0.0 0.1 0.1 0.5 Oil and Gas Production and Transportation 0.1 0.1 0.4 0.4 Paper and Packaging 0.0 0.4 0.6 0.5 Performing Arts 0.5 1.0 3.5 1.6 Plastics 0.3 0.8 0.6 0.5 Printing Services 0.9 1.5 1.0 0.8 Production Technology and Heavy Machinery 1.6 0.6 0.4 0.5 Recreational and Small Electric Goods 0.5 1.6 1.2 1.1 Textile Manufacturing 0.2 0.8 1.2 0.5 Tobacco 0.0 0.9 0.1 0.2 Trailers, Motor Homes, and Appliances 0.0 0.1 0.3 0.2 Transportation and Logistics 0.4 0.2 1.3 0.8 Upstream Chemical Products 0.4 0.2 0.3 0.4 Upstream Metal Manufacturing 0.0 0.5 0.6 0.5 Video Production and Distribution 0.2 0.2 11.2 3.3 Vulcanized and Fired Materials 0.0 0.6 0.5 0.4 Water Transportation 0.0 0.1 1.9 0.9 Wood Products 0.0 0.3 0.2 0.6 Local Commercial Services 1.5 1.6 1.2 1.1 Local Community and Civic Organizations 2.3 1.1 2.0 1.5 Local Education and Training 0.6 0.8 0.9 0.9 Local Entertainment and Media 0.8 0.9 1.1 1.0 Local Federal Government 0.4 0.3 0.5 0.8 Local Financial Services 0.8 1.0 0.8 0.8 Local Food and Beverage Processing and Distribution 0.5 0.8 1.1 1.0 Local Government 0.9 0.7 1.2 1.1 Local Health Services 0.8 0.9 0.9 0.9 Local Hospitality Establishments 1.2 1.1 0.9 0.9 Local Household Goods and Services 0.8 0.9 0.8 1.0 Local Industrial Products and Services 1.7 1.5 1.1 0.9 Local Logistical Services 0.6 0.7 1.2 1.1 Local Motor Vehicle Products and Services 0.8 0.8 0.8 0.8 Local Personal Services (Non-Medical)1.2 1.3 1.0 0.9 Local Real Estate, Construction, and Development 0.9 1.4 0.9 1.0 Local Retailing of Clothing and General Merchandise 0.9 0.9 0.9 0.9 Local State Government 0.2 0.2 0.2 0.9 Local Utilities 0.3 0.7 0.7 0.8 Non-Cluster 0.8 0.9 2.2 1.5 Traded Total 1.1 1.0 1.0 1.0 Local Total 1.0 1.0 1.0 1.0 Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-3 Average Wages by Cluster by Region, 2021 Cluster Cypress Orange County L.A. County CA U.S. Aerospace Vehicles and Defense 102,304 141,628 152,946 145,826 136,507 Agricultural Inputs and Services 57,512 58,899 61,212 52,534 49,888 Apparel 101,836 75,474 63,781 64,027 55,891 Automotive 100,096 86,638 90,744 139,006 84,404 Biopharmaceuticals --114,944 101,240 203,354 165,363 Business Services 119,561 127,624 125,959 163,033 129,533 Coal Mining ------152,866 111,330 Communications Equipment and Services --112,469 160,893 183,140 140,044 Construction Products and Services --117,570 125,036 118,472 90,989 Distribution and Electronic Commerce 123,120 109,963 86,935 95,692 96,077 Downstream Chemical Products 108,776 94,341 93,615 99,374 104,441 Downstream Metal Products 64,456 81,325 75,104 80,902 79,063 Education and Knowledge Creation 97,448 89,243 83,958 110,569 81,401 Electric Power Generation and Transmission --219,662 209,834 220,200 191,124 Environmental Services --83,836 84,676 82,088 83,729 Financial Services 183,666 193,915 247,430 275,282 227,000 Fishing and Fishing Products --46,624 92,780 68,762 63,244 Food Processing and Manufacturing 65,793 76,505 80,972 78,761 73,970 Footwear --101,175 55,685 95,032 62,453 Forestry --82,854 71,372 81,317 66,237 Furniture 67,446 68,856 61,399 63,756 60,160 Hospitality and Tourism 60,408 58,875 74,244 88,034 56,081 Information Technology and Analytical Instruments 140,187 180,844 156,389 282,980 201,682 Insurance Services 138,984 136,315 127,464 125,383 117,106 Jewelry and Precious Metals --51,052 62,317 59,882 73,276 Leather and Related Products --55,579 59,600 58,492 53,676 Lighting and Electrical Equipment 106,740 111,837 106,684 124,408 105,659 Livestock Processing --48,926 62,731 57,258 60,230 Marketing, Design, and Publishing 142,482 124,691 139,254 226,296 139,049 Medical Devices 132,705 135,870 131,458 148,253 119,222 Metal Mining ------123,133 125,440 Metalworking Technology 70,849 75,829 71,475 74,331 77,981 Music and Sound Recording --67,247 95,802 84,674 81,035 Nonmetal Mining --81,069 112,493 108,858 96,391 Oil and Gas Production and Transportation --126,854 215,777 193,686 151,845 Paper and Packaging --130,010 88,768 90,373 90,499 Performing Arts 44,961 44,815 149,449 107,935 60,893 Plastics 87,144 94,131 82,284 79,692 80,504 Printing Services 75,997 70,678 63,362 64,518 65,790 Production Technology and Heavy Machinery 103,926 107,173 102,237 99,066 90,575 Recreational and Small Electric Goods 94,367 89,671 109,241 92,350 83,326 Textile Manufacturing --72,145 63,574 63,456 67,564 Tobacco --65,328 116,389 88,490 106,117 Trailers, Motor Homes, and Appliances --173,702 76,772 70,165 80,198 Transportation and Logistics 100,690 92,416 98,589 88,080 88,958 Upstream Chemical Products 82,813 120,183 127,387 123,790 141,824 Upstream Metal Manufacturing --86,564 83,939 88,915 93,917 Video Production and Distribution 112,009 107,470 157,310 149,887 118,520 Vulcanized and Fired Materials --75,748 64,462 71,805 75,644 Water Transportation --80,726 160,417 139,768 100,862 Wood Products --66,128 57,232 67,130 66,613 Local Commercial Services 74,510 70,619 81,001 75,325 70,576 Local Community and Civic Organizations 27,560 33,690 33,511 34,725 37,582 Local Education and Training 83,331 85,643 81,387 84,529 71,454 Local Entertainment and Media 52,878 52,277 99,865 69,837 59,333 Local Federal Government 80,547 88,978 99,084 93,365 95,787 Local Financial Services 112,915 118,975 113,301 115,211 103,294 Local Food and Beverage Processing and Distribution 42,046 49,453 48,648 48,843 44,123 Local Government 133,681 133,681 144,605 128,386 89,209 Local Health Services 93,860 85,761 87,542 94,751 80,019 Local Hospitality Establishments 32,312 33,231 32,642 31,475 28,363 Local Household Goods and Services 55,852 58,326 48,535 50,838 48,494 Local Industrial Products and Services 86,346 81,777 77,853 77,395 74,878 Local Logistical Services 59,802 61,720 55,339 67,180 62,258 Local Motor Vehicle Products and Services 69,505 79,820 63,795 64,933 60,848 Local Personal Services (Non-Medical)41,238 37,300 39,386 39,554 36,438 Local Real Estate, Construction, and Development 90,166 89,413 75,509 80,743 72,965 Local Retailing of Clothing and General Merchandise 42,454 42,006 42,439 39,680 34,948 Local State Government 114,826 114,826 119,923 124,366 95,170 Local Utilities 167,868 129,773 130,917 152,505 127,909 Non-Cluster 18,864 18,865 20,294 20,087 25,888 Avg Wage $80,685 $85,766 $83,905 $93,212 $77,767 Traded Avg $109,226 $118,102 $116,189 $137,158 $106,613 Local Avg $67,147 $71,212 $70,798 $73,113 $65,136 Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-4 Cluster Employment by Region, 2011-21 Cluster Cypress Orange County L.A. County CA U.S. Aerospace Vehicles and Defense (34)(3,508)(1,684)(2,095)(12,173) Agricultural Inputs and Services (9)(1,421)(1,048)25,648 106,687 Apparel (22)(1,091)(25,387)(28,067)(52,738) Automotive (284)212 (478)17,821 180,878 Biopharmaceuticals 0 229 1,344 4,708 63,055 Business Services 276 27,985 30,116 312,925 2,559,027 Coal Mining 0 0 4 (145)(55,688) Communications Equipment and Services 0 (2,744)(2,044)(21,663)(118,633) Construction Products and Services 8 1,748 2,865 13,234 162,740 Distribution and Electronic Commerce (108)2,481 5,629 152,526 1,328,017 Downstream Chemical Products 52 1,078 (1,298)3,460 18,058 Downstream Metal Products (24)(901)(1,009)413 60,222 Education and Knowledge Creation 381 2,184 16,829 74,904 233,399 Electric Power Generation and Transmission 0 (1,020)739 (2,574)(23,518) Environmental Services 0 270 (175)1,339 25,286 Financial Services (8)9,935 (11,427)7,806 156,743 Fishing and Fishing Products 0 165 143 (259)(14,748) Food Processing and Manufacturing 6 1,214 (110)22,925 240,141 Footwear 0 17 (311)(189)(3,474) Forestry 0 (4)(18)589 (1,277) Furniture (102)252 (2,365)(1,436)26,220 Hospitality and Tourism (130)(7,741)(27,661)(106,526)(286,481) Information Technology and Analytical Instruments (22)5,122 5,754 87,069 276,259 Insurance Services (1,015)(8,427)2,721 (8,695)40,325 Jewelry and Precious Metals 0 24 (94)(276)(11,074) Leather and Related Products 0 (238)(60)(118)1,162 Lighting and Electrical Equipment 62 424 (2,168)(724)19,433 Livestock Processing 0 (408)(570)212 30,072 Marketing, Design, and Publishing (15)4,843 15,740 111,621 376,916 Medical Devices 7 2,227 204 4,362 12,903 Metal Mining 0 1 (4)198 862 Metalworking Technology 5 (1,578)(2,109)(1,217)(10,855) Music and Sound Recording 0 31 1,413 1,901 8,798 Nonmetal Mining 0 (51)(57)625 10,626 Oil and Gas Production and Transportation (48)(526)(1,475)(15,288)(214,269) Paper and Packaging 0 (1,155)(1,192)(2,303)(34,768) Performing Arts 19 1,600 11,784 9,187 50,304 Plastics (14)(1,332)(1,762)(369)90,576 Printing Services (19)(2,956)(5,642)(11,862)(113,492) Production Technology and Heavy Machinery (16)(778)(2,802)(556)14,089 Recreational and Small Electric Goods 0 (502)(706)(2,786)17,848 Textile Manufacturing (9)(873)(3,100)(5,185)(50,431) Tobacco 0 109 22 216 (3,716) Trailers, Motor Homes, and Appliances 0 (289)92 861 51,305 Transportation and Logistics 24 48 23,801 42,528 233,427 Upstream Chemical Products 4 155 127 1,197 4,510 Upstream Metal Manufacturing 0 (985)(1,810)(4,743)(30,176) Video Production and Distribution 4 87 (12,534)(11,824)60,969 Vulcanized and Fired Materials 0 (762)(279)(1,314)(160) Water Transportation 0 (73)876 2,228 22,514 Wood Products 0 (25)(432)5,971 67,045 Local Commercial Services 150 43,193 34,608 183,472 1,208,010 Local Community and Civic Organizations 1,658 36,018 232,896 617,715 1,517,729 Local Education and Training 108 7,994 3,242 33,816 123,515 Local Entertainment and Media (109)(7,028)(17,484)(63,799)(413,318) Local Federal Government (2)(723)340 (17,427)(123,135) Local Financial Services 99 7,361 4,029 39,603 561,725 Local Food and Beverage Processing and Distribution 20 2,741 3,833 38,773 362,599 Local Government 8 327 1,585 15,752 26,910 Local Health Services 803 38,242 82,285 331,321 2,132,473 Local Hospitality Establishments 349 11,694 (5,706)1,521 1,183,654 Local Household Goods and Services 6 1,225 (3,767)13,504 236,311 Local Industrial Products and Services 19 (317)(5,306)(13,109)(52,270) Local Logistical Services 118 6,790 36,426 126,216 819,707 Local Motor Vehicle Products and Services (28)2,906 (4,895)28,704 525,572 Local Personal Services (Non-Medical)241 16,607 8,803 36,867 509,230 Local Real Estate, Construction, and Development 533 41,128 69,196 400,066 2,842,052 Local Retailing of Clothing and General Merchandise (85)(2,705)(12,278)(45,340)(336,446) Local State Government 24 1,332 2,692 14,967 (94,608) Local Utilities (26)(497)(7,094)(13,878)(119,168) Non-Cluster (37)(3,747)(52,427)(98,019)(283,687) Grand Total 2,816 225,595 379,368 2,306,986 16,139,597 Traded Total (1,031)23,052 8,392 676,260 5,512,740 Local Total 3,885 206,291 423,403 1,728,745 10,910,544 Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-5 Cluster Employment by Region (%), 2011-21 Cluster Cypress Orange County L.A. County CA U.S. Aerospace Vehicles and Defense -11.7%-23.2%-2.8%-1.9%-1.9% Agricultural Inputs and Services -37.5%-40.1%-16.3%6.2%5.9% Apparel -33.9%-20.9%-52.8%-45.7%-28.9% Automotive -25.2%6.9%-5.1%65.4%22.3% Biopharmaceuticals --5.4%19.9%10.9%23.2% Business Services 22.9%24.9%12.7%31.3%32.2% Coal Mining ----UND -89.0%-57.6% Communications Equipment and Services 4.3%-42.0%-14.2%-30.5%-29.2% Construction Products and Services UND 30.9%24.9%24.4%17.9% Distribution and Electronic Commerce -9.6%3.3%2.9%24.0%25.3% Downstream Chemical Products 28.4%42.2%-12.4%15.4%6.9% Downstream Metal Products -27.8%-27.1%-11.8%1.4%14.8% Education and Knowledge Creation 23.2%3.5%8.2%9.6%3.6% Electric Power Generation and Transmission ---36.9%16.1%-12.7%-12.4% Environmental Services --24.9%-3.8%9.8%23.0% Financial Services -7.2%29.2%-18.6%3.5%7.6% Fishing and Fishing Products --465.5%28.3%-9.1%-18.1% Food Processing and Manufacturing 11.2%23.3%-0.4%15.5%24.5% Footwear --14.6%-43.0%-14.2%-18.4% Forestry ---15.5%-12.9%11.0%-1.3% Furniture -57.3%6.6%-18.3%-4.5%7.2% Hospitality and Tourism -20.3%-15.0%-33.8%-30.0%-9.8% Information Technology and Analytical Instruments -8.3%15.5%20.8%32.4%23.9% Insurance Services -55.3%-39.5%9.5%-6.9%2.7% Jewelry and Precious Metals --25.0%-4.9%-7.7%-32.3% Leather and Related Products ---52.5%-2.5%-2.6%2.8% Lighting and Electrical Equipment 15.9%10.2%-25.6%-2.7%6.5% Livestock Processing ---55.4%-11.3%1.0%5.9% Marketing, Design, and Publishing -6.3%27.7%22.4%50.0%26.4% Medical Devices 4.1%16.7%2.8%9.1%4.4% Metal Mining --17.1%-22.9%34.5%1.9% Metalworking Technology 46.1%-17.0%-12.7%-2.9%-2.4% Music and Sound Recording --38.2%29.4%27.1%31.7% Nonmetal Mining ---43.2%-12.6%13.1%11.6% Oil and Gas Production and Transportation -86.3%-40.5%-18.1%-38.8%-29.7% Paper and Packaging ---40.7%-16.1%-10.3%-8.9% Performing Arts 56.7%30.6%23.3%9.1%9.2% Plastics -30.3%-18.3%-13.2%-0.9%15.8% Printing Services -23.0%-31.5%-32.9%-24.7%-22.1% Production Technology and Heavy Machinery -5.9%-11.0%-18.4%-1.0%1.5% Recreational and Small Electric Goods 2.3%-12.7%-8.7%-10.1%9.7% Textile Manufacturing -55.2%-36.3%-31.0%-33.4%-21.4% Tobacco --UND 652.5%435.2%-24.8% Trailers, Motor Homes, and Appliances ---75.0%6.0%22.9%43.2% Transportation and Logistics 17.7%0.9%40.9%27.3%12.0% Upstream Chemical Products 61.2%53.7%10.3%21.2%2.8% Upstream Metal Manufacturing ---33.8%-22.1%-19.3%-7.5% Video Production and Distribution 48.4%12.1%-9.7%-8.2%21.2% Vulcanized and Fired Materials ---30.7%-6.6%-9.4%-0.1% Water Transportation ---16.1%5.4%7.5%8.0% Wood Products ---1.7%-12.6%29.4%19.9% Local Commercial Services 6.4%32.9%11.3%17.3%14.0% Local Community and Civic Organizations 263.2%113.6%208.8%153.9%35.5% Local Education and Training 13.0%12.3%1.3%3.7%1.4% Local Entertainment and Media -38.0%-35.6%-28.7%-30.4%-23.9% Local Federal Government -0.7%-4.3%0.5%-3.7%-2.5% Local Financial Services 26.1%23.7%5.3%14.5%19.8% Local Food and Beverage Processing and Distribution 5.2%7.3%2.7%7.9%8.8% Local Government 1.0%0.8%0.8%2.3%0.5% Local Health Services 49.4%26.6%18.8%21.2%13.1% Local Hospitality Establishments 15.5%8.8%-1.7%0.1%10.6% Local Household Goods and Services 2.2%5.6%-5.9%5.0%11.0% Local Industrial Products and Services 13.8%-3.4%-22.8%-18.1%-8.7% Local Logistical Services 58.2%42.1%51.3%51.4%37.7% Local Motor Vehicle Products and Services -4.2%7.7%-4.1%6.6%12.5% Local Personal Services (Non-Medical)37.5%38.7%7.6%8.8%13.8% Local Real Estate, Construction, and Development 34.5%27.4%25.5%34.0%28.1% Local Retailing of Clothing and General Merchandise -10.8%-6.0%-9.1%-8.8%-7.0% Local State Government 39.2%38.9%19.7%7.0%-4.1% Local Utilities -32.6%-6.1%-24.1%-11.8%-9.9% Non-Cluster -13.0%-17.4%-31.2%-24.2%-13.8% Grand Total 11.3%14.5%8.4%13.7%10.9% Traded Total -10.0%4.2%0.5%12.1%12.0% Local Total 27.2%20.9%15.1%16.0%11.0% Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-6 Cluster Employment by Region, 2021-31 Cluster Cypress Orange County L.A. County CA U.S. Aerospace Vehicles and Defense (152)(4,173)723 (1,158)10,520 Agricultural Inputs and Services (7)(878)(504)17,540 149,117 Apparel (21)(1,577)(15,904)(18,595)(28,355) Automotive (93)(78)(2,475)9,247 89,499 Biopharmaceuticals 0 (233)(43)1,934 34,487 Business Services 159 9,903 8,895 180,536 1,632,509 Coal Mining 0 0 8 45 714 Communications Equipment and Services (1)(1,396)(1,072)(5,118)7,099 Construction Products and Services 3 187 396 1,893 59,500 Distribution and Electronic Commerce (79)(3,866)(19,084)23,907 680,317 Downstream Chemical Products 17 257 (1,575)1,344 20,784 Downstream Metal Products (26)(508)(2,134)(2,251)50,138 Education and Knowledge Creation 366 7,556 18,154 85,763 694,426 Electric Power Generation and Transmission 0 312 (730)110 (17,771) Environmental Services 0 (48)159 1,333 29,816 Financial Services (7)3,665 (5,427)9,425 189,546 Fishing and Fishing Products 0 106 194 230 3,540 Food Processing and Manufacturing (5)341 (2,764)232 121,304 Footwear 0 (27)(177)42 (2,814) Forestry 0 10 6 1,249 10,593 Furniture (54)(119)(3,563)(4,725)16,170 Hospitality and Tourism (169)(18,161)(22,036)(42,496)534,384 Information Technology and Analytical Instruments (46)(1,418)1,059 35,816 156,247 Insurance Services (449)(4,679)(2,681)(3,365)99,160 Jewelry and Precious Metals 0 6 (247)(352)(2,439) Leather and Related Products 0 (89)(591)(893)1,001 Lighting and Electrical Equipment 5 (673)(2,430)(2,033)39,092 Livestock Processing 0 (220)(614)(29)22,520 Marketing, Design, and Publishing (21)1,438 8,746 62,854 292,153 Medical Devices 10 1,290 (100)3,012 24,694 Metal Mining 0 31 25 483 12,125 Metalworking Technology (0)(1,986)(2,921)(2,491)13,090 Music and Sound Recording 0 4 1,076 1,804 8,856 Nonmetal Mining 0 (15)(41)713 14,523 Oil and Gas Production and Transportation (8)(37)724 (371)21,350 Paper and Packaging 0 (557)(1,690)(2,914)(22,808) Performing Arts 14 1,073 15,138 21,705 191,166 Plastics (17)(1,761)(2,962)(5,411)(9,148) Printing Services (14)(1,555)(5,899)(12,094)(68,332) Production Technology and Heavy Machinery (49)(1,095)(2,247)399 60,329 Recreational and Small Electric Goods 0 (335)(1,740)(2,718)32,787 Textile Manufacturing (1)(732)(2,959)(3,832)(27,942) Tobacco 0 13 5 69 (3,833) Trailers, Motor Homes, and Appliances 0 (68)(516)(701)12,936 Transportation and Logistics (15)(248)10,283 24,051 224,080 Upstream Chemical Products (5)32 (33)756 6,718 Upstream Metal Manufacturing 0 (751)(1,999)(3,064)(2,948) Video Production and Distribution 1 58 19,360 27,005 109,861 Vulcanized and Fired Materials 0 (606)(993)(1,577)(4,547) Water Transportation 0 (91)4,070 3,960 3,979 Wood Products 0 (270)(899)1,737 36,942 Local Commercial Services 39 24,094 9,115 117,858 961,344 Local Community and Civic Organizations 1,013 25,607 125,860 360,379 1,469,621 Local Education and Training 112 6,297 (3,122)3,264 702,659 Local Entertainment and Media (51)(2,878)(8,896)(23,744)(43,250) Local Federal Government (16)(817)(283)(8,405)64,855 Local Financial Services (1)(633)(3,552)1,013 122,823 Local Food and Beverage Processing and Distribution (40)(3,335)(9,222)(16,977)(27,034) Local Government 38 1,992 14,855 48,615 332,533 Local Health Services 592 29,494 70,736 290,811 2,429,836 Local Hospitality Establishments 419 19,823 (52,430)(64,575)2,309,306 Local Household Goods and Services (24)(2,589)(4,039)(2,166)128,009 Local Industrial Products and Services 19 328 (3,839)(3,928)22,233 Local Logistical Services 46 3,738 21,242 70,115 528,381 Local Motor Vehicle Products and Services (114)(3,806)(15,474)(23,557)196,710 Local Personal Services (Non-Medical)138 9,736 3,129 16,340 712,766 Local Real Estate, Construction, and Development 114 4,042 17,596 101,193 971,480 Local Retailing of Clothing and General Merchandise (65)(3,457)(5,915)(22,996)(134,607) Local State Government 19 1,038 1,149 13,183 (17,105) Local Utilities (36)(1,376)(2,874)(6,181)(61,147) Non-Cluster 36 2,432 (4,062)2,579 146,479 Grand Total 1,576 87,763 129,945 1,255,828 16,343,029 Traded Total (663)(21,968)(20,031)403,007 5,527,136 Local Total 2,203 107,299 154,037 850,242 10,669,414 Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-7 Cluster Employment by Region (%), 2021-31 Cluster Cypress Orange County L.A. County CA U.S. Aerospace Vehicles and Defense -58.8%-35.9%1.2%-1.1%1.7% Agricultural Inputs and Services -50.1%-41.3%-9.4%4.0%7.7% Apparel -49.6%-38.1%-70.2%-55.8%-21.8% Automotive -11.0%-2.3%-27.7%20.5%9.0% Biopharmaceuticals ---5.2%-0.5%4.0%10.3% Business Services 10.7%7.1%3.3%13.8%15.5% Coal Mining ----187.6%250.2%1.7% Communications Equipment and Services -6.6%-36.8%-8.7%-10.4%2.5% Construction Products and Services 42.0%2.5%2.8%2.8%5.5% Distribution and Electronic Commerce -7.7%-5.0%-9.6%3.0%10.3% Downstream Chemical Products 7.3%7.1%-17.2%5.2%7.4% Downstream Metal Products -40.5%-20.9%-28.2%-7.7%10.7% Education and Knowledge Creation 18.1%11.7%8.2%10.1%10.4% Electric Power Generation and Transmission --17.9%-13.7%0.6%-10.7% Environmental Services ---3.5%3.6%8.9%22.1% Financial Services -7.1%8.3%-10.9%4.1%8.6% Fishing and Fishing Products --53.1%29.8%8.9%5.3% Food Processing and Manufacturing -8.8%5.3%-9.2%0.1%9.9% Footwear ---20.6%-43.0%3.7%-18.2% Forestry --40.6%4.7%21.0%10.8% Furniture -70.7%-2.9%-33.6%-15.5%4.1% Hospitality and Tourism -33.1%-41.5%-40.6%-17.1%20.2% Information Technology and Analytical Instruments -18.9%-3.7%3.2%10.1%10.9% Insurance Services -54.7%-36.2%-8.6%-2.9%6.4% Jewelry and Precious Metals --5.2%-13.6%-10.7%-10.5% Leather and Related Products ---41.5%-25.5%-20.0%2.4% Lighting and Electrical Equipment 1.0%-14.7%-38.6%-7.7%12.3% Livestock Processing ---67.1%-13.8%-0.1%4.2% Marketing, Design, and Publishing -9.9%6.4%10.2%18.8%16.2% Medical Devices 5.7%8.3%-1.3%5.8%8.2% Metal Mining --760.8%197.3%62.7%26.3% Metalworking Technology -2.4%-25.8%-20.2%-6.2%3.0% Music and Sound Recording --3.6%17.3%20.3%24.2% Nonmetal Mining ---22.4%-10.4%13.2%14.3% Oil and Gas Production and Transportation -100.0%-4.8%10.9%-1.5%4.2% Paper and Packaging ---33.1%-27.3%-14.6%-6.4% Performing Arts 26.4%15.7%24.3%19.7%32.0% Plastics -54.3%-29.7%-25.6%-13.2%-1.4% Printing Services -22.4%-24.1%-51.3%-33.5%-17.1% Production Technology and Heavy Machinery -19.1%-17.3%-18.1%0.7%6.5% Recreational and Small Electric Goods 1.3%-9.7%-23.6%-11.0%16.3% Textile Manufacturing -6.6%-47.8%-42.9%-37.1%-15.1% Tobacco --11.9%19.5%26.1%-34.0% Trailers, Motor Homes, and Appliances ---70.8%-31.7%-15.2%7.6% Transportation and Logistics -9.4%-4.4%12.5%12.1%10.3% Upstream Chemical Products -39.5%7.2%-2.4%11.0%4.0% Upstream Metal Manufacturing ---38.9%-31.3%-15.5%-0.8% Video Production and Distribution 9.9%7.3%16.6%20.3%31.5% Vulcanized and Fired Materials ---35.3%-25.2%-12.4%-1.8% Water Transportation ---23.9%23.8%12.3%1.3% Wood Products ---18.2%-30.0%6.6%9.1% Local Commercial Services 1.6%13.8%2.7%9.5%9.8% Local Community and Civic Organizations 44.2%37.8%36.5%35.4%25.4% Local Education and Training 12.0%8.6%-1.3%0.3%8.0% Local Entertainment and Media -28.8%-22.6%-20.4%-16.2%-3.3% Local Federal Government -4.4%-5.1%-0.4%-1.8%1.3% Local Financial Services -0.2%-1.7%-4.4%0.3%3.6% Local Food and Beverage Processing and Distribution -9.7%-8.2%-6.4%-3.2%-0.6% Local Government 4.8%4.8%7.6%6.8%6.0% Local Health Services 24.4%16.2%13.6%15.4%13.2% Local Hospitality Establishments 16.1%13.7%-16.1%-5.1%18.7% Local Household Goods and Services -8.0%-11.2%-6.8%-0.8%5.4% Local Industrial Products and Services 12.7%3.6%-21.4%-6.6%4.1% Local Logistical Services 14.4%16.3%19.8%18.8%17.6% Local Motor Vehicle Products and Services -18.0%-9.3%-13.5%-5.1%4.1% Local Personal Services (Non-Medical)15.6%16.4%2.5%3.6%17.0% Local Real Estate, Construction, and Development 5.5%2.1%5.2%6.4%7.5% Local Retailing of Clothing and General Merchandise -9.3%-8.1%-4.8%-4.9%-3.0% Local State Government 21.7%21.8%7.0%5.8%-0.8% Local Utilities -67.6%-17.9%-12.9%-6.0%-5.6% Non-Cluster 14.4%13.6%-3.5%0.8%8.2% Grand Total 5.7%4.9%2.7%6.6%10.0% Traded Total -7.1%-3.8%-1.3%6.5%10.7% Local Total 12.1%9.0%4.8%6.8%9.7% Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-8 Shift Share Analysis, 2011-2021 Cypress Area Cluster Industrial Mix Effect National Growth Effect Local Share Actual Change Aerospace Vehicles and Defense (38)32 (29)(34) Agricultural Inputs and Services (1)3 (10)(9) Apparel (25)7 (3)(22) Automotive 128 123 (535)(284) Biopharmaceuticals 0 0 0 0 Business Services 257 132 (113)276 Coal Mining 0 0 0 0 Communications Equipment and Services (3)1 2 0 Construction Products and Services 0 0 UND 8 Distribution and Electronic Commerce 162 124 (394)(108) Downstream Chemical Products (7)20 39 52 Downstream Metal Products 3 10 (38)(24) Education and Knowledge Creation (120)180 321 381 Electric Power Generation and Transmission 0 0 0 0 Environmental Services 0 0 0 0 Financial Services (4)12 (16)(8) Fishing and Fishing Products 0 0 0 0 Food Processing and Manufacturing 7 6 (7)6 Footwear 0 0 0 0 Forestry 0 0 0 0 Furniture (7)19 (115)(102) Hospitality and Tourism (133)70 (67)(130) Information Technology and Analytical Instruments 35 29 (86)(22) Insurance Services (152)201 (1,065)(1,015) Jewelry and Precious Metals 0 0 0 0 Leather and Related Products 0 0 0 0 Lighting and Electrical Equipment (17)42 36 62 Livestock Processing 0 0 0 0 Marketing, Design, and Publishing 36 25 (76)(15) Medical Devices (11)18 (1)7 Metal Mining 0 0 0 0 Metalworking Technology (1)1 5 5 Music and Sound Recording 0 0 0 0 Nonmetal Mining 0 0 0 0 Oil and Gas Production and Transportation (23)6 (32)(48) Paper and Packaging 0 0 0 0 Performing Arts (1)4 16 19 Plastics 2 5 (21)(14) Printing Services (27)9 (1)(19) Production Technology and Heavy Machinery (26)30 (20)(16) Recreational and Small Electric Goods (0)2 (1)0 Textile Manufacturing (6)2 (6)(9) Tobacco 0 0 0 0 Trailers, Motor Homes, and Appliances 0 0 0 0 Transportation and Logistics 1 15 8 24 Upstream Chemical Products (1)1 4 4 Upstream Metal Manufacturing 0 0 0 0 Video Production and Distribution 1 1 2 4 Vulcanized and Fired Materials 0 0 0 0 Water Transportation 0 0 0 0 Wood Products 0 0 0 0 Local Commercial Services 73 257 (180)150 Local Community and Civic Organizations 155 69 1,434 1,658 Local Education and Training (79)90 96 108 Local Entertainment and Media (100)31 (40)(109) Local Federal Government (48)39 6 (2) Local Financial Services 34 42 24 99 Local Food and Beverage Processing and Distribution (8)42 (14)20 Local Government (83)87 4 8 Local Health Services 35 178 590 803 Local Hospitality Establishments (8)247 110 349 Local Household Goods and Services 0 33 (26)6 Local Industrial Products and Services (27)15 30 19 Local Logistical Services 54 22 41 118 Local Motor Vehicle Products and Services 10 72 (110)(28) Local Personal Services (Non-Medical)18 70 152 241 Local Real Estate, Construction, and Development 265 169 99 533 Local Retailing of Clothing and General Merchandise (141)86 (30)(85) Local State Government (9)7 27 24 Local Utilities (16)9 (18)(26) Non-Cluster (71)31 2 (37) Note : UND = Undefined Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-9 Shift Share Analysis, 2011-2021 Orange County Cluster Industrial Mix Effect National Growth Effect Local Share Actual Change Aerospace Vehicles and Defense (1,948)1,654 (3,214)(3,508) Agricultural Inputs and Services (180)388 (1,629)(1,421) Apparel (2,082)572 419 (1,091) Automotive 352 339 (478)212 Biopharmaceuticals 520 466 (757)229 Business Services 23,871 12,296 (8,182)27,985 Coal Mining 0 0 0 0 Communications Equipment and Services (2,621)715 (838)(2,744) Construction Products and Services 391 619 738 1,748 Distribution and Electronic Commerce 10,731 8,178 (16,427)2,481 Downstream Chemical Products (103)279 902 1,078 Downstream Metal Products 129 364 (1,394)(901) Education and Knowledge Creation (4,544)6,799 (71)2,184 Electric Power Generation and Transmission (643)302 (679)(1,020) Environmental Services 131 119 20 270 Financial Services (1,122)3,721 7,335 9,935 Fishing and Fishing Products (10)4 171 165 Food Processing and Manufacturing 708 571 (65)1,214 Footwear (33)12 37 17 Forestry (3)3 (4)(4) Furniture (144)420 (23)252 Hospitality and Tourism (10,667)5,633 (2,707)(7,741) Information Technology and Analytical Instruments 4,257 3,603 (2,737)5,122 Insurance Services (1,761)2,335 (9,000)(8,427) Jewelry and Precious Metals (41)10 54 24 Leather and Related Products (37)50 (251)(238) Lighting and Electrical Equipment (185)454 154 424 Livestock Processing (37)81 (452)(408) Marketing, Design, and Publishing 2,697 1,911 235 4,843 Medical Devices (865)1,458 1,634 2,227 Metal Mining (0)0 1 1 Metalworking Technology (1,238)1,016 (1,355)(1,578) Music and Sound Recording 17 9 5 31 Nonmetal Mining 1 13 (65)(51) Oil and Gas Production and Transportation (528)142 (141)(526) Paper and Packaging (563)310 (902)(1,155) Performing Arts (91)572 1,118 1,600 Plastics 353 795 (2,481)(1,332) Printing Services (3,105)1,028 (879)(2,956) Production Technology and Heavy Machinery (667)777 (888)(778) Recreational and Small Electric Goods (47)431 (886)(502) Textile Manufacturing (779)263 (357)(873) Tobacco 0 0 UND 109 Trailers, Motor Homes, and Appliances 124 42 (456)(289) Transportation and Logistics 57 604 (612)48 Upstream Chemical Products (23)31 147 155 Upstream Metal Manufacturing (536)319 (767)(985) Video Production and Distribution 74 78 (65)87 Vulcanized and Fired Materials (273)271 (760)(762) Water Transportation (13)50 (110)(73) Wood Products 135 165 (325)(25) Local Commercial Services 4,063 14,369 24,761 43,193 Local Community and Civic Organizations 7,793 3,466 24,759 36,018 Local Education and Training (6,195)7,124 7,066 7,994 Local Entertainment and Media (6,882)2,159 (2,306)(7,028) Local Federal Government (2,256)1,842 (310)(723) Local Financial Services 2,741 3,392 1,228 7,361 Local Food and Beverage Processing and Distribution (787)4,124 (596)2,741 Local Government (4,332)4,534 125 327 Local Health Services 3,063 15,740 19,439 38,242 Local Hospitality Establishments (447)14,495 (2,354)11,694 Local Household Goods and Services 16 2,385 (1,175)1,225 Local Industrial Products and Services (1,841)1,024 500 (317) Local Logistical Services 4,315 1,764 711 6,790 Local Motor Vehicle Products and Services 578 4,143 (1,815)2,906 Local Personal Services (Non-Medical)1,230 4,692 10,685 16,607 Local Real Estate, Construction, and Development 25,778 16,435 (1,084)41,128 Local Retailing of Clothing and General Merchandise (8,167)4,971 491 (2,705) Local State Government (514)374 1,472 1,332 Local Utilities (1,707)895 314 (497) Non-Cluster (5,325)2,359 (781)(3,747) Note : UND = Undefined Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-10 Shift Share Analysis, 2011-2021 L.A. County Cluster Industrial Mix Effect National Growth Effect Local Share Actual Change Aerospace Vehicles and Defense (7,683)6,524 (525)(1,684) Agricultural Inputs and Services (325)701 (1,424)(1,048) Apparel (19,121)5,254 (11,520)(25,387) Automotive 1,070 1,030 (2,578)(478) Biopharmaceuticals 825 738 (219)1,344 Business Services 50,485 26,005 (46,375)30,116 Coal Mining 0 0 UND 4 Communications Equipment and Services (5,769)1,573 2,152 (2,044) Construction Products and Services 797 1,260 808 2,865 Distribution and Electronic Commerce 27,689 21,101 (43,161)5,629 Downstream Chemical Products (424)1,146 (2,021)(1,298) Downstream Metal Products 333 938 (2,280)(1,009) Education and Knowledge Creation (14,985)22,421 9,393 16,829 Electric Power Generation and Transmission (1,068)502 1,305 739 Environmental Services 554 501 (1,230)(175) Financial Services (2,021)6,704 (16,110)(11,427) Fishing and Fishing Products (147)55 234 143 Food Processing and Manufacturing 4,108 3,309 (7,526)(110) Footwear (212)79 (178)(311) Forestry (17)15 (16)(18) Furniture (488)1,417 (3,295)(2,365) Hospitality and Tourism (16,958)8,955 (19,658)(27,661) Information Technology and Analytical Instruments 3,572 3,024 (842)5,754 Insurance Services (2,354)3,120 1,954 2,721 Jewelry and Precious Metals (822)208 520 (94) Leather and Related Products (193)260 (128)(60) Lighting and Electrical Equipment (376)925 (2,717)(2,168) Livestock Processing (253)550 (866)(570) Marketing, Design, and Publishing 10,842 7,683 (2,786)15,740 Medical Devices (480)809 (125)204 Metal Mining (1)2 (4)(4) Metalworking Technology (2,210)1,813 (1,712)(2,109) Music and Sound Recording 997 526 (110)1,413 Nonmetal Mining 3 50 (110)(57) Oil and Gas Production and Transportation (3,308)891 943 (1,475) Paper and Packaging (1,466)808 (533)(1,192) Performing Arts (875)5,521 7,137 11,784 Plastics 647 1,457 (3,866)(1,762) Printing Services (5,660)1,873 (1,855)(5,642) Production Technology and Heavy Machinery (1,430)1,665 (3,037)(2,802) Recreational and Small Electric Goods (97)885 (1,494)(706) Textile Manufacturing (3,236)1,093 (957)(3,100) Tobacco (1)0 23 22 Trailers, Motor Homes, and Appliances 496 168 (571)92 Transportation and Logistics 595 6,364 16,841 23,801 Upstream Chemical Products (100)135 93 127 Upstream Metal Manufacturing (1,510)897 (1,197)(1,810) Video Production and Distribution 13,257 14,103 (39,894)(12,534) Vulcanized and Fired Materials (465)462 (276)(279) Water Transportation (471)1,772 (425)876 Wood Products 306 375 (1,113)(432) Local Commercial Services 9,508 33,623 (8,523)34,608 Local Community and Civic Organizations 27,426 12,198 193,271 232,896 Local Education and Training (23,180)26,655 (233)3,242 Local Entertainment and Media (21,267)6,673 (2,891)(17,484) Local Federal Government (9,016)7,364 1,992 340 Local Financial Services 6,741 8,341 (11,053)4,029 Local Food and Beverage Processing and Distribution (2,914)15,270 (8,522)3,833 Local Government (20,174)21,116 642 1,585 Local Health Services 9,323 47,905 25,058 82,285 Local Hospitality Establishments (1,117)36,240 (40,829)(5,706) Local Household Goods and Services 46 6,929 (10,742)(3,767) Local Industrial Products and Services (4,569)2,541 (3,278)(5,306) Local Logistical Services 18,980 7,761 9,685 36,426 Local Motor Vehicle Products and Services 1,827 13,108 (19,831)(4,895) Local Personal Services (Non-Medical)3,338 12,730 (7,265)8,803 Local Real Estate, Construction, and Development 46,612 29,718 (7,135)69,196 Local Retailing of Clothing and General Merchandise (24,274)14,776 (2,780)(12,278) Local State Government (2,052)1,495 3,249 2,692 Local Utilities (6,132)3,217 (4,179)(7,094) Non-Cluster (41,447)18,358 (29,338)(52,427) Note : UND = Undefined Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. Table A-11 Shift Share Analysis, 2011-2021 California Cluster Industrial Mix Effect National Growth Effect Local Share Actual Change Aerospace Vehicles and Defense (13,844)11,756 (8)(2,095) Agricultural Inputs and Services (21,102)45,516 1,233 25,648 Apparel (24,428)6,712 (10,352)(28,067) Automotive 3,097 2,981 11,743 17,821 Biopharmaceuticals 5,288 4,734 (5,315)4,708 Business Services 211,989 109,196 (8,260)312,925 Coal Mining (112)18 (51)(145) Communications Equipment and Services (28,477)7,765 (951)(21,663) Construction Products and Services 3,747 5,927 3,561 13,234 Distribution and Electronic Commerce 91,242 69,531 (8,247)152,526 Downstream Chemical Products (907)2,455 1,912 3,460 Downstream Metal Products 1,115 3,136 (3,838)413 Education and Knowledge Creation (56,786)84,963 46,727 74,904 Electric Power Generation and Transmission (4,734)2,223 (63)(2,574) Environmental Services 1,647 1,490 (1,798)1,339 Financial Services (7,302)24,217 (9,109)7,806 Fishing and Fishing Products (821)310 252 (259) Food Processing and Manufacturing 20,049 16,148 (13,272)22,925 Footwear (390)145 56 (189) Forestry (654)586 658 589 Furniture (1,201)3,489 (3,723)(1,436) Hospitality and Tourism (73,632)38,883 (71,777)(106,526) Information Technology and Analytical Instruments 34,681 29,356 23,032 87,069 Insurance Services (10,419)13,813 (12,089)(8,695) Jewelry and Precious Metals (1,548)392 881 (276) Leather and Related Products (371)501 (248)(118) Lighting and Electrical Equipment (1,208)2,971 (2,486)(724) Livestock Processing (1,107)2,403 (1,084)212 Marketing, Design, and Publishing 34,484 24,437 52,700 111,621 Medical Devices (3,093)5,215 2,241 4,362 Metal Mining (52)63 187 198 Metalworking Technology (5,508)4,519 (228)(1,217) Music and Sound Recording 1,452 766 (317)1,901 Nonmetal Mining 34 520 71 625 Oil and Gas Production and Transportation (16,015)4,312 (3,585)(15,288) Paper and Packaging (4,425)2,437 (315)(2,303) Performing Arts (1,753)11,064 (125)9,187 Plastics 2,010 4,522 (6,901)(369) Printing Services (15,836)5,242 (1,268)(11,862) Production Technology and Heavy Machinery (5,100)5,938 (1,394)(556) Recreational and Small Electric Goods (331)3,019 (5,474)(2,786) Textile Manufacturing (5,026)1,697 (1,856)(5,185) Tobacco (18)5 228 216 Trailers, Motor Homes, and Appliances 1,212 411 (762)861 Transportation and Logistics 1,595 17,045 23,889 42,528 Upstream Chemical Products (460)618 1,040 1,197 Upstream Metal Manufacturing (4,523)2,686 (2,907)(4,743) Video Production and Distribution 14,882 15,832 (42,538)(11,824) Vulcanized and Fired Materials (1,546)1,537 (1,305)(1,314) Water Transportation (868)3,265 (169)2,228 Wood Products 1,816 2,225 1,931 5,971 Local Commercial Services 32,886 116,297 34,289 183,472 Local Community and Civic Organizations 98,693 43,895 475,127 617,715 Local Education and Training (85,993)98,884 20,925 33,816 Local Entertainment and Media (73,192)22,967 (13,573)(63,799) Local Federal Government (63,793)52,107 (5,741)(17,427) Local Financial Services 24,154 29,887 (14,438)39,603 Local Food and Beverage Processing and Distribution (10,243)53,668 (4,653)38,773 Local Government (72,857)76,261 12,348 15,752 Local Health Services 33,216 170,685 127,420 331,321 Local Hospitality Establishments (4,274)138,713 (132,918)1,521 Local Household Goods and Services 199 29,698 (16,393)13,504 Local Industrial Products and Services (14,267)7,935 (6,777)(13,109) Local Logistical Services 65,730 26,879 33,606 126,216 Local Motor Vehicle Products and Services 6,640 47,634 (25,570)28,704 Local Personal Services (Non-Medical)11,947 45,566 (20,646)36,867 Local Real Estate, Construction, and Development 202,037 128,814 69,216 400,066 Local Retailing of Clothing and General Merchandise (92,192)56,120 (9,267)(45,340) Local State Government (32,169)23,433 23,704 14,967 Local Utilities (24,442)12,822 (2,258)(13,878) Non-Cluster (99,812)44,211 (42,417)(98,019) Note : UND = Undefined Source : U.S. Cluster Mapping (http://clustermapping.us), Institute for Strategy and Competitiveness, Harvard Business School; EMSI; TNDG. APPENDIX B Local-Oriented Business Sector Narrative Definitions B-1 Appendix B – Descriptions of Local Clusters (from U.S. Cluster Mapping Project) Local Commercial Services. This cluster contains local professional establishments that provide legal services, accounting services, temporary help, and office administrative activities. This cluster also contains building support and security services, commercial printing and signmaking, professional laundry services (including drycleaning), testing laboratories, and office supply stores. Local Community and Civic Organizations. Establishments in this cluster primarily consist of local social service organizations such as community food and housing services and advocacy organizations. This cluster also contains grantmaking foundations, business associations, and political and religious organizations. Local Education and Training. Establishments in this cluster include local educational institutions. These include schools for elementary and secondary education, technical and vocational training, fine arts instruction, as well as automobile driving. Local Entertainment and Media. Establishments in this cluster primarily sell or otherwise distribute various media locally. The cluster includes newspaper publishers, radio and TV broadcasting stations, and movie theaters. It also contains local retail establishments that sell or rent books, music, movies, sport and hobby goods, and electronics. Local Financial Services. This cluster contains local establishments that facilitate financial transactions for both businesses and individuals, such as deposit-taking institutions, third-party administrative services for pension and welfare funds, insurance agencies, tax preparation services, and payment collection agencies. Local Food and Beverage Processing and Distribution. This cluster contains firms that sell food and beverages at the wholesale and retail levels. Products sold include meat, seafood, fruit and vegetables, general groceries, tobacco, alcoholic beverages, and specialty foods. The cluster also includes related distribution methods such as vending and direct selling. Local Health Services. Firms in this cluster include local health care establishments and services such as hospitals, medical laboratories, home and residential care, and funeral services and crematories. This cluster also includes pharmacies and optical goods retail stores. Local Hospitality Establishments. Establishments in this cluster primarily consist of local hospitality establishments that serve food and beverages (alcoholic and non-alcoholic), as well as recreational facilities including country clubs, fitness clubs, and bowling centers. This cluster also contains gift and souvenir retail stores. Local Household Goods and Services. This cluster contains local establishments and services designed to support individual households such as landscape services, electronics repair, as well as retail stores for appliances, hardware, gardening, and furniture. Local Industrial Products and Services. This cluster primarily consists of firms that provide maintenance, wholesaling, and distribution for local industrial goods and services. This cluster also includes consumer rental and leasing for electronics, appliances, and general equipment. B-2 Local Logistical Services. This cluster primarily contains establishments that offer local passenger transportation and local transportation of freight and goods, including moving companies and couriers. This cluster also includes local storage facilities, truck and RV leasing, and passenger car rental services. Local Motor Vehicle Products and Services. Establishments in this cluster consist of local motor vehicle wholesalers and dealers, as well as auto repair services, gas stations, parking lots, car washes, and vehicle towing. Local Personal Services (Non-Medical). Establishments in this cluster provide local personal services including self-service laundry, hair care, photofinishing, repair services, and child care. This cluster also contains pet stores and retail stores for certain personal merchandise such as cosmetics. Local Real Estate, Construction, and Development. Establishments in this cluster primarily provide local real estate services, general contracting, and specialty contracting for the building, purchasing, and renting of homes and related local infrastructure. This cluster also contains firms that support land development, concrete manufacturing, highway and street construction, as well as building equipment distribution. Local Retailing of Clothing and General Merchandise. This cluster consists of local retail stores, department stores, and warehouse clubs that sell apparel, jewelry, luggage, sewing supplies, and general merchandise. Local Utilities. Establishments in this cluster provide local communications services, energy distribution, as well as sanitary services for sewage and waste treatment. APPENDIX C Export-Oriented Business Sector Narrative Descriptions C-1 Appendix C – Descriptions of Traded Clusters (from U.S. Cluster Mapping Project) Aerospace Vehicles and Defense. Establishments in this cluster manufacture aircraft, space vehicles, guided missiles, and related parts. This cluster also contains firms that manufacture the necessary search and navigation equipment used by these products. Agricultural Inputs and Services. This cluster includes establishments primarily engaged in farming and related services. Farming includes soil preparation, planting, cultivatation, harvest, fertilizer creation, and post- harvest activities. It also includes services that supply farm labor, support for animal production, and additional operations management. Apparel. establishments in this cluster are focused on manufacturing clothing and fabric accessories (for example, hats, gloves, and neckties) for men, women, and children. Automotive. This cluster includes establishments along the value chain that are necessary for manufacturing cars, trucks, and other motorized land-based transportation equipment (other than motorcycles). This includes metal mills and foundries, manufacturers of metal automotive parts, and manufacturers of completed automobiles. Biopharmaceuticals. Establishments in this cluster produce complex chemical and biological substances used in medications, vaccines, diagnostic tests, and similar medical applications. Business Services. Firms in this cluster include establishments and services primarily designed to support other aspects of a business or to assist unrelated companies. This includes corporate headquarters. Professional services such as consulting, legal services, facilities support services, computer services, engineering and architectural services, and placement services. All for-hire ground passenger transportation services are also present in this cluster. Coal Mining. This cluster includes establishments that mine coal and provide services to support coal mining. Communications Equipment and Services. This cluster involves goods and services used for communications. This includes cable, wireless, and satellite services, as well as telephone, broadcasting, and wireless communications equipment. Construction Products and Services. The establishments in this cluster supply construction materials, components, products, and services. Construction materials and components include those made of sand, stone, gravel, asphalt, cement, concrete, and other earthen substances. Construction products include pipes and heat exchangers. Construction services include the construction of pipelines for water, sewers, oil and gas, power, and communication, as well as building services for homes and industrial buildings. Distribution and Electronic Commerce. This cluster consists primarily of traditional wholesalers as well as mail order houses and electronic merchants. The companies in this cluster mostly buy, hold, and distribute a wide range of products such as apparel, food, chemicals, gasses, minerals, farm materials, machinery, and other merchandise. The cluster also contains firms that support distribution and electronic commerce operations, including packaging, labeling, and equipment rental and leasing. C-2 Downstream Chemical Products. Establishments in this cluster manufacture complex chemical products for end users. These products include adhesives, beauty products, soaps, cleaners, film processing chemicals, dyes, paints, explosives, and lubricating oils. Downstream Metal Products. This cluster contains establishments that manufacture metal containers, prefabricated metal structures, and end user metal products. These end user products include ammunition, kitchenware, hardware, metal bathroom fixtures, and similar metal products used in home finishing such as doors, windows and ornamentation. Education and Knowledge Creation. This cluster contains all educational and training institutions, as well as related supporting establishments. It also includes research and development institutions in biotechnology, physical sciences, engineering, life sciences, and social sciences. Electric Power Generation and Transmission. This cluster contains establishments primarily engaged in generating and distributing electric power. This includes power generated from alternative energy sources such as hydroelectric power, nuclear electric power, and solar and wind generated electric power. Environmental Services. This cluster contains establishments primarily engaged in collection, treatment, processing, and disposal of hazardous and non-hazardous waste. Financial Services. This cluster contains establishments involved in aiding the transaction and growth of financial assets for businesses and individuals. These firms include securities brokers, dealers, and exchanges; credit institutions; and financial investment support. Insurance firms are located in a separate Insurance cluster. Fishing and Fishing Products. Establishments in this cluster are engaged primarily in catching fish and other seafood and processing the catch for consumption. Food Processing and Manufacturing. This cluster includes firms involved in the processing of raw food materials and the manufacturing of downstream food products for end users. This includes millers and refineries of rice, flour, corn, sugar, and oilseeds. These upstream products contribute in part to producing specialty foods, animal foods, baked goods, candies, teas, coffees, beers, wines, other beverages, meats, packaged fruits and vegetables, and processed dairy products. Footwear. Establishments in this cluster are those that manufacture men’s and women’s shoes, boots, slippers, and other footwear. This cluster also contains the upstream leather used in making footwear. Forestry. Establishments in this cluster are those that involve growing and harvesting trees. It also includes support services for these activities. Furniture. This cluster contains establishments that manufacture furniture, cabinets, and shelving for residential homes and offices. It also includes establishments that produce manufactured homes. The products in this cluster can be made of wood, metal, plastic, and/or textiles. Hospitality and Tourism. This cluster contains establishments related to hospitality and tourism services and venues. This includes sport venues, casinos, museums, and other attractions. It also includes hotels and other accommodations, transportation, and services related to recreational travel such as reservation services and tour operators. C-3 Information Technology and Analytical Instruments. This cluster consists of information technology and analytical products such as computers, software, audio visual equipment, laboratory instruments, and medical apparatus. The cluster also includes the standard and precision electronics used by these products (for example, circuit boards and semiconductor devices). Insurance Services. This cluster consists of firms providing a range of insurance types, as well as support services such as reinsurance and claims adjustment. Jewelry and Precious Metals. Establishments in this cluster manufacture jewelry, silverware, and fine tableware. This cluster also includes the upstream manufacture of jewelry parts and the processing of gemstones. Leather and Related Products. This cluster consists of manufacturers of luggage and handbags made of leather and fabric. It also includes producers of personal and assorted other leather goods, as well as mills that produce textile bags and related products made from canvas. Lighting and Electrical Equipment. This cluster contains firms involved in the manufacture of electrical equipment and electronic components. The companies in this cluster manufacture wire for communications, wiring devices, fiber optic cables, switchboards, lighting fixtures, motors, transformers, and related products. Livestock Processing. This cluster contains establishments engaged in processing meat from livestock and livestock wholesaling. Marketing, Design and Publishing. This cluster consists of establishments involved in design services (physical and graphical), marketing (including advertising creation, marketing research, media buying, and public relations), and publishing (both in hard copy and on the internet). Medical Devices. Establishments in this cluster primarily manufacture surgical, medical, dental, optical, ophthalmic, and veterinary instruments and supplies. Metal Mining. Establishments in this cluster mine various metals including iron, gold, silver, lead, copper, and uranium. It also includes firms involved in supporting metal mining activities. Metalworking Technology. The establishments in this cluster manufacture machine tools and process metal for use in metal working. The cluster also contains the downstream manufacture of metal fasteners and hand tools. Music and Sound Recording. Establishments in this cluster are primarily involved in the production and distribution of music and other sound recordings. Nonmetal Mining. Establishments in this cluster mine earthen materials other than metals. This includes stone, granite, sand, clay, borate, and other minerals. The cluster also includes support for the nonmetal mining activities. Oil and Gas Production and Transportation. This cluster includes firms involved in locating, extracting, refining, and transporting oil and gas. This includes companies that manufacture the equipment necessary to extract oil and gas, as well as companies that provide support services for oil and gas operations and pipeline transport. C-4 Paper and Packaging. This cluster contains the paper mills and manufacturers of paper products used for shipping, packaging, containers, office supplies, personal products, and similar products. Performing Arts. This cluster contains services that produce, promote, and support live artistic performances. Live performances include those by theater companies, dance troupes, musicians, and independent artists. Plastics. Establishments in this cluster manufacture plastic materials, components, and products. The plastics and foams are manufactured for packaging, pipes, floor coverings, and related plastic products. The cluster also includes the upstream manufacturing of plastic materials and resins, as well as the industrial machines used to manufacture plastics. Printing Services. Establishments in this cluster are primarily engaged in commercial printing, digital printing, and binding. The cluster includes upstream products and services necessary for printing (for example, ink and prepress services). It also includes end products such as books, greeting cards, business forms, and related goods. Production Technology and Heavy Machinery. Establishments in this cluster primarily manufacture machines designed to produce parts and devices used in the production of downstream products. This cluster also includes end use heavy machinery such as air and material handling equipment. The machines are used for industrial, agricultural, construction, commercial industry, and related purposes. Recreational and Small Electronics Goods. This cluster contains establishments that manufacture end use products for recreational and decorative purposes. These products include games, toys, bicycles, motorcycles, musical instruments, sporting goods, art supplies, office supplies, shades, and home accessories. This cluster also incorporates firms that produce small, simple electric goods like hairdryers, fans, and office machinery. Textile Manufacturing. This cluster contains textile mills that primarily produce and finish fabrics for clothing, carpets, upholstery, and similar uses. The textiles include yarn, thread, fibers, hosiery, knits, and other specialty fabrics. Tobacco. The establishments in this cluster manufacture cigarettes and other tobacco products. This also includes upstream tobacco leaf processing. Trailers, Motor Homes and Appliances. This cluster includes establishments that manufacture trailers, campers, and motor homes, as well as major household appliances. Transportation and Logistics. This cluster contains all air, rail, bus, and freight transportation services. It also includes related operation services and support activities such as inspections, maintenance, repairs, security, and loading/unloading. Upstream Chemical Products. This cluster consists of firms that manufacture basic organic and inorganic chemicals and gases. The chemicals are usually separate elements that could be used as inputs for more complex downstream chemical products. C-5 Upstream Metal Manufacturing. The establishments in this cluster manufacture upstream metal products such as pipes, tubes, metal closures, wires, springs, and related products. The cluster includes iron and steel mills and foundries, as well as related metal processing techniques. Video Production and Distribution. The establishments in this cluster are primarily involved with the production and distribution of motion pictures and other video. This includes specialized viewing venues such as drive-in theaters. Vulcanized and Fired Materials. This cluster contains firms that manufacture construction and other materials out of earthen substances such as clay, sand, and rubber at extremely high temperatures. The production processes create goods made of tile, brick, ceramic, glass, and rubber (including refractories and tires). Water Transportation. This cluster contains all establishments involved in transporting people and goods over water. The cluster includes boat building, transportation, operations, and other support services. Wood Products. The establishments in this cluster are primarily engaged in making upstream wood materials and manufacturing non-furniture wood products. Upstream establishments include sawmills, plywood and hardwood manufacturers, cut stock manufacturers, and wood preservation services. Downstream establishments produce windows, doors, flooring, wood containers, prefabricated wood buildings, and related products. APPENDIX D Business Sector NAICS Component Industries Table D-1 Component Industries for Cluster U.S. Cluster Mapping Project NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 111000 1 Crop Production Traded Agricultural Inputs and Services 112000 1 Animal Production and Aquaculture Traded Agricultural Inputs and Services 113110 Timber Tract Operations Traded Forestry 113210 Forest Nurseries and Gathering of Forest Products Traded Forestry 113310 Logging Traded Forestry 114111 Finfish Fishing Traded Fishing and Fishing Products 114112 Shellfish Fishing Traded Fishing and Fishing Products 114119 Other Marine Fishing Traded Fishing and Fishing Products 114210 Hunting and Trapping Traded Hospitality and Tourism 115111 Cotton Ginning Traded Agricultural Inputs and Services 115112 Soil Preparation, Planting, and Cultivating Traded Agricultural Inputs and Services 115113 Crop Harvesting, Primarily by Machine Traded Agricultural Inputs and Services 115114 Postharvest Crop Activities (except Cotton Ginning) Traded Agricultural Inputs and Services 115115 Farm Labor Contractors and Crew Leaders Traded Agricultural Inputs and Services 115116 Farm Management Services Traded Agricultural Inputs and Services 115210 Support Activities for Animal Production Traded Agricultural Inputs and Services 115310 Support Activities for Forestry Traded Forestry 211120 2 Crude Petroleum Extraction Traded Oil and Gas Production and Transportation 211130 2 Natural Gas Extraction Traded Oil and Gas Production and Transportation 212111 Bituminous Coal and Lignite Surface Mining Traded Coal Mining 212112 Bituminous Coal Underground Mining Traded Coal Mining 212113 Anthracite Mining Traded Coal Mining 212210 Iron Ore Mining Traded Metal Mining 212221 Gold Ore Mining Traded Metal Mining 212222 Silver Ore Mining Traded Metal Mining 212230 2 Copper, Nickel, Lead, and Zinc Mining Traded Metal Mining 212291 Uranium-Radium-Vanadium Ore Mining Traded Metal Mining 212299 All Other Metal Ore Mining Traded Metal Mining 212311 Dimension Stone Mining and Quarrying Traded Nonmetal Mining 212312 Crushed and Broken Limestone Mining and Quarrying Traded Nonmetal Mining 212313 Crushed and Broken Granite Mining and Quarrying Traded Nonmetal Mining 212319 Other Crushed and Broken Stone Mining and Quarrying Traded Nonmetal Mining 212321 Construction Sand and Gravel Mining Traded Nonmetal Mining 212322 Industrial Sand Mining Traded Nonmetal Mining 212324 Kaolin and Ball Clay Mining Traded Nonmetal Mining 212325 Clay and Ceramic and Refractory Minerals Mining Traded Nonmetal Mining 212391 Potash, Soda, and Borate Mineral Mining Traded Nonmetal Mining 212392 Phosphate Rock Mining Traded Nonmetal Mining 212393 Other Chemical and Fertilizer Mineral Mining Traded Nonmetal Mining 212399 All Other Nonmetallic Mineral Mining Traded Nonmetal Mining 213111 Drilling Oil and Gas Wells Traded Oil and Gas Production and Transportation 213112 Support Activities for Oil and Gas Operations Traded Oil and Gas Production and Transportation 213113 Support Activities for Coal Mining Traded Coal Mining D-1 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 213114 Support Activities for Metal Mining Traded Metal Mining 213115 Support Activities for Nonmetallic Minerals (except Fuels) Mining Traded Nonmetal Mining 221111 Hydroelectric Power Generation Traded Electric Power Generation and Transmission 221112 Fossil Fuel Electric Power Generation Traded Electric Power Generation and Transmission 221113 Nuclear Electric Power Generation Traded Electric Power Generation and Transmission 221114 Solar Electric Power Generation Traded Electric Power Generation and Transmission 221115 Wind Electric Power Generation Traded Electric Power Generation and Transmission 221116 Geothermal Electric Power Generation Traded Electric Power Generation and Transmission 221117 Biomass Electric Power Generation Traded Electric Power Generation and Transmission 221118 Other Electric Power Generation Traded Electric Power Generation and Transmission 221121 Electric Bulk Power Transmission and Control Traded Electric Power Generation and Transmission 221122 Electric Power Distribution Local Local Utilities 221210 Natural Gas Distribution Local Local Utilities 221310 Water Supply and Irrigation Systems Traded Construction Products and Services 221320 Sewage Treatment Facilities Local Local Utilities 221330 Steam and Air-Conditioning Supply Traded Construction Products and Services 236115 New Single-Family Housing Construction (except For-Sale Builders) Local Local Real Estate, Construction, and Development 236116 New Multifamily Housing Construction (except For-Sale Builders) Local Local Real Estate, Construction, and Development 236117 New Housing For-Sale Builders Local Local Real Estate, Construction, and Development 236118 Residential Remodelers Local Local Real Estate, Construction, and Development 236210 Industrial Building Construction Traded Construction Products and Services 236220 Commercial and Institutional Building Construction Local Local Real Estate, Construction, and Development 237110 Water and Sewer Line and Related Structures Construction Local Local Real Estate, Construction, and Development 237120 Oil and Gas Pipeline and Related Structures Construction Traded Construction Products and Services 237130 Power and Communication Line and Related Structures Construction Traded Construction Products and Services 237210 Land Subdivision Local Local Real Estate, Construction, and Development 237310 Highway, Street, and Bridge Construction Local Local Real Estate, Construction, and Development 237990 Other Heavy and Civil Engineering Construction Traded Construction Products and Services 238110 Poured Concrete Foundation and Structure Contractors Local Local Real Estate, Construction, and Development 238120 Structural Steel and Precast Concrete Contractors Local Local Real Estate, Construction, and Development 238130 Framing Contractors Local Local Real Estate, Construction, and Development 238140 Masonry Contractors Local Local Real Estate, Construction, and Development 238150 Glass and Glazing Contractors Local Local Real Estate, Construction, and Development 238160 Roofing Contractors Local Local Real Estate, Construction, and Development 238170 2 Siding Contractors Local Local Real Estate, Construction, and Development 238190 Other Foundation, Structure, and Building Exterior Contractors Local Local Real Estate, Construction, and Development 238210 Electrical Contractors and Other Wiring Installation Contractors Local Local Real Estate, Construction, and Development 238220 Plumbing, Heating, and Air-Conditioning Contractors Local Local Real Estate, Construction, and Development 238290 Other Building Equipment Contractors Local Local Real Estate, Construction, and Development 238310 Drywall and Insulation Contractors Local Local Real Estate, Construction, and Development 238320 Painting and Wall Covering Contractors Local Local Real Estate, Construction, and Development 238330 Flooring Contractors Local Local Real Estate, Construction, and Development 238340 Tile and Terrazzo Contractors Local Local Real Estate, Construction, and Development 238350 Finish Carpentry Contractors Local Local Real Estate, Construction, and Development 238390 Other Building Finishing Contractors Local Local Real Estate, Construction, and Development 238910 Site Preparation Contractors Local Local Real Estate, Construction, and Development 238990 All Other Specialty Trade Contractors Local Local Real Estate, Construction, and Development 311111 Dog and Cat Food Manufacturing Traded Food Processing and Manufacturing D-2 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 311119 Other Animal Food Manufacturing Traded Food Processing and Manufacturing 311211 Flour Milling Traded Food Processing and Manufacturing 311212 Rice Milling Traded Food Processing and Manufacturing 311213 Malt Manufacturing Traded Food Processing and Manufacturing 311221 Wet Corn Milling Traded Food Processing and Manufacturing 311224 Soybean and Other Oilseed Processing Traded Food Processing and Manufacturing 311225 Fats and Oils Refining and Blending Traded Food Processing and Manufacturing 311230 Breakfast Cereal Manufacturing Traded Food Processing and Manufacturing 311313 Beet Sugar Manufacturing Traded Food Processing and Manufacturing 311314 Cane Sugar Manufacturing Traded Food Processing and Manufacturing 311340 Nonchocolate Confectionery Manufacturing Traded Food Processing and Manufacturing 311351 Chocolate and Confectionery Manufacturing from Cacao Beans Traded Food Processing and Manufacturing 311352 Confectionery Manufacturing from Purchased Chocolate Traded Food Processing and Manufacturing 311411 Frozen Fruit, Juice, and Vegetable Manufacturing Traded Food Processing and Manufacturing 311412 Frozen Specialty Food Manufacturing Traded Food Processing and Manufacturing 311421 Fruit and Vegetable Canning Traded Food Processing and Manufacturing 311422 Specialty Canning Traded Food Processing and Manufacturing 311423 Dried and Dehydrated Food Manufacturing Traded Food Processing and Manufacturing 311511 Fluid Milk Manufacturing Traded Food Processing and Manufacturing 311512 Creamery Butter Manufacturing Traded Food Processing and Manufacturing 311513 Cheese Manufacturing Traded Food Processing and Manufacturing 311514 Dry, Condensed, and Evaporated Dairy Product Manufacturing Traded Food Processing and Manufacturing 311520 Ice Cream and Frozen Dessert Manufacturing Traded Food Processing and Manufacturing 311611 Animal (except Poultry) Slaughtering Traded Livestock Processing 311612 Meat Processed from Carcasses Traded Livestock Processing 311613 Rendering and Meat Byproduct Processing Traded Livestock Processing 311615 Poultry Processing Traded Livestock Processing 311710 Seafood Product Preparation and Packaging Traded Fishing and Fishing Products 311811 Retail Bakeries Local Local Food and Beverage Processing and Distribution 311812 Commercial Bakeries Local Local Food and Beverage Processing and Distribution 311813 Frozen Cakes, Pies, and Other Pastries Manufacturing Traded Food Processing and Manufacturing 311821 Cookie and Cracker Manufacturing Traded Food Processing and Manufacturing 311824 Dry Pasta, Dough, and Flour Mixes Manufacturing from Purchased Flour Traded Food Processing and Manufacturing 311830 Tortilla Manufacturing Traded Food Processing and Manufacturing 311911 Roasted Nuts and Peanut Butter Manufacturing Traded Food Processing and Manufacturing 311919 Other Snack Food Manufacturing Traded Food Processing and Manufacturing 311920 Coffee and Tea Manufacturing Traded Food Processing and Manufacturing 311930 Flavoring Syrup and Concentrate Manufacturing Traded Food Processing and Manufacturing 311941 Mayonnaise, Dressing, and Other Prepared Sauce Manufacturing Traded Food Processing and Manufacturing 311942 Spice and Extract Manufacturing Traded Food Processing and Manufacturing 311991 Perishable Prepared Food Manufacturing Traded Food Processing and Manufacturing 311999 All Other Miscellaneous Food Manufacturing Traded Food Processing and Manufacturing 312111 Soft Drink Manufacturing Traded Food Processing and Manufacturing 312112 Bottled Water Manufacturing Traded Food Processing and Manufacturing 312113 Ice Manufacturing Traded Food Processing and Manufacturing 312120 Breweries Traded Food Processing and Manufacturing 312130 Wineries Traded Food Processing and Manufacturing 312140 Distilleries Traded Food Processing and Manufacturing D-3 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 312230 Tobacco Manufacturing Traded Tobacco 313110 Fiber, Yarn, and Thread Mills Traded Textile Manufacturing 313210 Broadwoven Fabric Mills Traded Textile Manufacturing 313220 Narrow Fabric Mills and Schiffli Machine Embroidery Traded Textile Manufacturing 313230 Nonwoven Fabric Mills Traded Textile Manufacturing 313240 Knit Fabric Mills Traded Textile Manufacturing 313310 Textile and Fabric Finishing Mills Traded Textile Manufacturing 313320 Fabric Coating Mills Traded Textile Manufacturing 314110 Carpet and Rug Mills Traded Textile Manufacturing 314120 Curtain and Linen Mills Traded Textile Manufacturing 314910 Textile Bag and Canvas Mills Traded Leather and Related Products 314994 Rope, Cordage, Twine, Tire Cord, and Tire Fabric Mills Traded Textile Manufacturing 314999 All Other Miscellaneous Textile Product Mills Traded Apparel 315110 Hosiery and Sock Mills Traded Textile Manufacturing 315190 Other Apparel Knitting Mills Traded Textile Manufacturing 315210 Cut and Sew Apparel Contractors Traded Apparel 315220 Men’s and Boys’ Cut and Sew Apparel Manufacturing Traded Apparel 315240 Women’s, Girls’, and Infants’ Cut and Sew Apparel Manufacturing Traded Apparel 315280 Other Cut and Sew Apparel Manufacturing Traded Apparel 315990 Apparel Accessories and Other Apparel Manufacturing Traded Apparel 316110 Leather and Hide Tanning and Finishing Traded Footwear 316210 Footwear Manufacturing Traded Footwear 316992 Women's Handbag and Purse Manufacturing Traded Leather and Related Products 316998 All Other Leather Good and Allied Product Manufacturing Traded Leather and Related Products 321113 Sawmills Traded Wood Products 321114 Wood Preservation Traded Wood Products 321211 Hardwood Veneer and Plywood Manufacturing Traded Wood Products 321212 Softwood Veneer and Plywood Manufacturing Traded Wood Products 321213 Engineered Wood Member (except Truss) Manufacturing Traded Wood Products 321214 Truss Manufacturing Traded Wood Products 321219 Reconstituted Wood Product Manufacturing Traded Wood Products 321911 Wood Window and Door Manufacturing Traded Wood Products 321912 Cut Stock, Resawing Lumber, and Planing Traded Wood Products 321918 Other Millwork (including Flooring) Traded Wood Products 321920 Wood Container and Pallet Manufacturing Traded Wood Products 321991 Manufactured Home (Mobile Home) Manufacturing Traded Furniture 321992 Prefabricated Wood Building Manufacturing Traded Wood Products 321999 All Other Miscellaneous Wood Product Manufacturing Traded Wood Products 322110 Pulp Mills Traded Paper and Packaging 322121 Paper (except Newsprint) Mills Traded Paper and Packaging 322122 Newsprint Mills Traded Paper and Packaging 322130 Paperboard Mills Traded Paper and Packaging 322211 Corrugated and Solid Fiber Box Manufacturing Traded Paper and Packaging 322212 Folding Paperboard Box Manufacturing Traded Paper and Packaging 322219 Other Paperboard Container Manufacturing Traded Paper and Packaging 322220 Paper Bag and Coated and Treated Paper Manufacturing Traded Paper and Packaging 322230 Stationery Product Manufacturing Traded Paper and Packaging 322291 Sanitary Paper Product Manufacturing Traded Paper and Packaging D-4 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 322299 All Other Converted Paper Product Manufacturing Traded Paper and Packaging 323111 Commercial Printing (except Screen and Books) Traded Printing Services 323113 Commercial Screen Printing Traded Printing Services 323117 Books Printing Traded Printing Services 323120 Support Activities for Printing Traded Printing Services 324110 Petroleum Refineries Traded Oil and Gas Production and Transportation 324121 Asphalt Paving Mixture and Block Manufacturing Traded Construction Products and Services 324122 Asphalt Shingle and Coating Materials Manufacturing Traded Construction Products and Services 324191 Petroleum Lubricating Oil and Grease Manufacturing Traded Downstream Chemical Products 324199 All Other Petroleum and Coal Products Manufacturing Traded Oil and Gas Production and Transportation 325110 Petrochemical Manufacturing Traded Upstream Chemical Products 325120 Industrial Gas Manufacturing Traded Upstream Chemical Products 325130 Synthetic Dye and Pigment Manufacturing Traded Downstream Chemical Products 325180 Other Basic Inorganic Chemical Manufacturing Traded Upstream Chemical Products 325193 Ethyl Alcohol Manufacturing Traded Upstream Chemical Products 325194 Cyclic Crude, Intermediate, and Gum and Wood Chemical Manufacturing Traded Upstream Chemical Products 325199 All Other Basic Organic Chemical Manufacturing Traded Upstream Chemical Products 325211 Plastics Material and Resin Manufacturing Traded Plastics 325212 Synthetic Rubber Manufacturing Traded Upstream Chemical Products 325220 Artificial and Synthetic Fibers and Filaments Manufacturing Traded Textile Manufacturing 325311 Nitrogenous Fertilizer Manufacturing Traded Agricultural Inputs and Services 325312 Phosphatic Fertilizer Manufacturing Traded Upstream Chemical Products 325314 Fertilizer (Mixing Only) Manufacturing Traded Agricultural Inputs and Services 325320 Pesticide and Other Agricultural Chemical Manufacturing Traded Upstream Chemical Products 325411 Medicinal and Botanical Manufacturing Traded Biopharmaceuticals 325412 Pharmaceutical Preparation Manufacturing Traded Biopharmaceuticals 325413 In-Vitro Diagnostic Substance Manufacturing Traded Biopharmaceuticals 325414 Biological Product (except Diagnostic) Manufacturing Traded Biopharmaceuticals 325510 Paint and Coating Manufacturing Traded Downstream Chemical Products 325520 Adhesive Manufacturing Traded Downstream Chemical Products 325611 Soap and Other Detergent Manufacturing Traded Downstream Chemical Products 325612 Polish and Other Sanitation Good Manufacturing Traded Downstream Chemical Products 325613 Surface Active Agent Manufacturing Traded Downstream Chemical Products 325620 Toilet Preparation Manufacturing Traded Downstream Chemical Products 325910 Printing Ink Manufacturing Traded Printing Services 325920 Explosives Manufacturing Traded Downstream Chemical Products 325991 Custom Compounding of Purchased Resins Traded Downstream Chemical Products 325992 Photographic Film, Paper, Plate, and Chemical Manufacturing Traded Downstream Chemical Products 325998 All Other Miscellaneous Chemical Product and Preparation Manufacturing Traded Downstream Chemical Products 326111 Plastics Bag and Pouch Manufacturing Traded Plastics 326112 Plastics Packaging Film and Sheet (including Laminated) Manufacturing Traded Plastics 326113 Unlaminated Plastics Film and Sheet (except Packaging) Manufacturing Traded Plastics 326121 Unlaminated Plastics Profile Shape Manufacturing Traded Plastics 326122 Plastics Pipe and Pipe Fitting Manufacturing Traded Plastics 326130 Laminated Plastics Plate, Sheet (except Packaging), and Shape Manufacturing Traded Plastics 326140 Polystyrene Foam Product Manufacturing Traded Plastics 326150 Urethane and Other Foam Product (except Polystyrene) Manufacturing Traded Plastics 326160 Plastics Bottle Manufacturing Traded Plastics D-5 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 326191 Plastics Plumbing Fixture Manufacturing Traded Plastics 326199 All Other Plastics Product Manufacturing Traded Plastics 326211 Tire Manufacturing (except Retreading) Traded Vulcanized and Fired Materials 326212 Tire Retreading Traded Vulcanized and Fired Materials 326220 Rubber and Plastics Hoses and Belting Manufacturing Traded Vulcanized and Fired Materials 326291 Rubber Product Manufacturing for Mechanical Use Traded Vulcanized and Fired Materials 326299 All Other Rubber Product Manufacturing Traded Vulcanized and Fired Materials 327110 Pottery, Ceramics, and Plumbing Fixture Manufacturing Traded Vulcanized and Fired Materials 327120 Clay Building Material and Refractories Manufacturing Traded Vulcanized and Fired Materials 327211 Flat Glass Manufacturing Traded Vulcanized and Fired Materials 327212 Other Pressed and Blown Glass and Glassware Manufacturing Traded Vulcanized and Fired Materials 327213 Glass Container Manufacturing Traded Food Processing and Manufacturing 327215 Glass Product Manufacturing Made of Purchased Glass Traded Vulcanized and Fired Materials 327310 Cement Manufacturing Traded Construction Products and Services 327320 Ready-Mix Concrete Manufacturing Local Local Real Estate, Construction, and Development 327331 Concrete Block and Brick Manufacturing Traded Construction Products and Services 327332 Concrete Pipe Manufacturing Traded Construction Products and Services 327390 Other Concrete Product Manufacturing Local Local Real Estate, Construction, and Development 327410 Lime Manufacturing Traded Construction Products and Services 327420 Gypsum Product Manufacturing Traded Construction Products and Services 327910 Abrasive Product Manufacturing Traded Metalworking Technology 327991 Cut Stone and Stone Product Manufacturing Traded Construction Products and Services 327992 Ground or Treated Mineral and Earth Manufacturing Traded Vulcanized and Fired Materials 327993 Mineral Wool Manufacturing Traded Construction Products and Services 327999 All Other Miscellaneous Nonmetallic Mineral Product Manufacturing Traded Construction Products and Services 331110 Iron and Steel Mills and Ferroalloy Manufacturing Traded Upstream Metal Manufacturing 331210 Iron and Steel Pipe and Tube Manufacturing from Purchased Steel Traded Upstream Metal Manufacturing 331221 Rolled Steel Shape Manufacturing Traded Upstream Metal Manufacturing 331222 Steel Wire Drawing Traded Upstream Metal Manufacturing 331313 Alumina Refining and Primary Aluminum Production Traded Upstream Metal Manufacturing 331314 Secondary Smelting and Alloying of Aluminum Traded Upstream Metal Manufacturing 331315 Aluminum Sheet, Plate, and Foil Manufacturing Traded Upstream Metal Manufacturing 331318 Other Aluminum Rolling, Drawing, and Extruding Traded Upstream Metal Manufacturing 331410 Nonferrous Metal (except Aluminum) Smelting and Refining Traded Upstream Metal Manufacturing 331420 Copper Rolling, Drawing, Extruding, and Alloying Traded Upstream Metal Manufacturing 331491 Nonferrous Metal (except Copper and Aluminum) Rolling, Drawing, and Extruding Traded Upstream Metal Manufacturing 331492 Secondary Smelting, Refining, and Alloying of Nonferrous Metal (except Copper and Alum Traded Upstream Metal Manufacturing 331511 Iron Foundries Traded Automotive 331512 Steel Investment Foundries Traded Automotive 331513 Steel Foundries (except Investment) Traded Automotive 331523 Nonferrous Metal Die-Casting Foundries Traded Automotive 331524 Aluminum Foundries (except Die-Casting) Traded Automotive 331529 Other Nonferrous Metal Foundries (except Die-Casting) Traded Automotive 332111 Iron and Steel Forging Traded Upstream Metal Manufacturing 332112 Nonferrous Forging Traded Upstream Metal Manufacturing 332114 Custom Roll Forming Traded Automotive 332117 Powder Metallurgy Part Manufacturing Traded Upstream Metal Manufacturing 332119 Metal Crown, Closure, and Other Metal Stamping (except Automotive) Traded Upstream Metal Manufacturing D-6 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 332215 Metal Kitchen Cookware, Utensil, Cutlery, and Flatware (except Precious) Manufacturing Traded Downstream Metal Products 332216 Saw Blade and Handtool Manufacturing Traded Downstream Metal Products 332311 Prefabricated Metal Building and Component Manufacturing Traded Downstream Metal Products 332312 Fabricated Structural Metal Manufacturing Traded Downstream Metal Products 332313 Plate Work Manufacturing Traded Metalworking Technology 332321 Metal Window and Door Manufacturing Traded Downstream Metal Products 332322 Sheet Metal Work Manufacturing Local Local Real Estate, Construction, and Development 332323 Ornamental and Architectural Metal Work Manufacturing Traded Downstream Metal Products 332410 Power Boiler and Heat Exchanger Manufacturing Traded Construction Products and Services 332420 Metal Tank (Heavy Gauge) Manufacturing Traded Construction Products and Services 332431 Metal Can Manufacturing Traded Downstream Metal Products 332439 Other Metal Container Manufacturing Traded Downstream Metal Products 332510 Hardware Manufacturing Traded Downstream Metal Products 332613 Spring Manufacturing Traded Upstream Metal Manufacturing 332618 Other Fabricated Wire Product Manufacturing Traded Upstream Metal Manufacturing 332710 Machine Shops Local Local Industrial Products and Services 332721 Precision Turned Product Manufacturing Traded Metalworking Technology 332722 Bolt, Nut, Screw, Rivet, and Washer Manufacturing Traded Metalworking Technology 332811 Metal Heat Treating Traded Metalworking Technology 332812 Metal Coating, Engraving (except Jewelry and Silverware), and Allied Services to Manufac Traded Metalworking Technology 332813 Electroplating, Plating, Polishing, Anodizing, and Coloring Traded Metalworking Technology 332911 Industrial Valve Manufacturing Traded Production Technology and Heavy Machinery 332912 Fluid Power Valve and Hose Fitting Manufacturing Traded Production Technology and Heavy Machinery 332913 Plumbing Fixture Fitting and Trim Manufacturing Traded Construction Products and Services 332919 Other Metal Valve and Pipe Fitting Manufacturing Traded Production Technology and Heavy Machinery 332991 Ball and Roller Bearing Manufacturing Traded Production Technology and Heavy Machinery 332992 Small Arms Ammunition Manufacturing Traded Downstream Metal Products 332993 Ammunition (except Small Arms) Manufacturing Traded Downstream Metal Products 332994 Small Arms, Ordnance, and Ordnance Accessories Manufacturing Traded Downstream Metal Products 332996 Fabricated Pipe and Pipe Fitting Manufacturing Traded Construction Products and Services 332999 All Other Miscellaneous Fabricated Metal Product Manufacturing Traded Downstream Metal Products 333111 Farm Machinery and Equipment Manufacturing Traded Production Technology and Heavy Machinery 333112 Lawn and Garden Tractor and Home Lawn and Garden Equipment Manufacturing Traded Production Technology and Heavy Machinery 333120 Construction Machinery Manufacturing Traded Production Technology and Heavy Machinery 333131 Mining Machinery and Equipment Manufacturing Traded Production Technology and Heavy Machinery 333132 Oil and Gas Field Machinery and Equipment Manufacturing Traded Oil and Gas Production and Transportation 333241 Food Product Machinery Manufacturing Traded Production Technology and Heavy Machinery 333242 Semiconductor Machinery Manufacturing Traded Information Technology and Analytical Instruments 333243 Sawmill, Woodworking, and Paper Machinery Manufacturing Traded Production Technology and Heavy Machinery 333244 Printing Machinery and Equipment Manufacturing Traded Production Technology and Heavy Machinery 333249 Other Industrial Machinery Manufacturing Traded Production Technology and Heavy Machinery 333314 Optical Instrument and Lens Manufacturing Traded Medical Devices 333316 Photographic and Photocopying Equipment Manufacturing Traded Information Technology and Analytical Instruments 333318 Other Commercial and Service Industry Machinery Manufacturing Traded Production Technology and Heavy Machinery 333413 Industrial and Commercial Fan and Blower and Air Purification Equipment Manufacturing Traded Production Technology and Heavy Machinery 333414 Heating Equipment (except Warm Air Furnaces) Manufacturing Traded Production Technology and Heavy Machinery 333415 Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrige Traded Production Technology and Heavy Machinery 333511 Industrial Mold Manufacturing Traded Metalworking Technology D-7 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 333514 Special Die and Tool, Die Set, Jig, and Fixture Manufacturing Traded Metalworking Technology 333515 Cutting Tool and Machine Tool Accessory Manufacturing Traded Metalworking Technology 333517 Machine Tool Manufacturing Traded Metalworking Technology 333519 Rolling Mill and Other Metalworking Machinery Manufacturing Traded Metalworking Technology 333611 Turbine and Turbine Generator Set Units Manufacturing Traded Production Technology and Heavy Machinery 333612 Speed Changer, Industrial High-Speed Drive, and Gear Manufacturing Traded Production Technology and Heavy Machinery 333613 Mechanical Power Transmission Equipment Manufacturing Traded Production Technology and Heavy Machinery 333618 Other Engine Equipment Manufacturing Traded Production Technology and Heavy Machinery 333912 Air and Gas Compressor Manufacturing Traded Production Technology and Heavy Machinery 333914 2 Measuring, Dispensing, and Other Pumping Equipment Manufacturing Traded Production Technology and Heavy Machinery 333921 Elevator and Moving Stairway Manufacturing Traded Production Technology and Heavy Machinery 333922 Conveyor and Conveying Equipment Manufacturing Traded Production Technology and Heavy Machinery 333923 Overhead Traveling Crane, Hoist, and Monorail System Manufacturing Traded Production Technology and Heavy Machinery 333924 Industrial Truck, Tractor, Trailer, and Stacker Machinery Manufacturing Traded Production Technology and Heavy Machinery 333991 Power-Driven Handtool Manufacturing Traded Metalworking Technology 333992 Welding and Soldering Equipment Manufacturing Traded Metalworking Technology 333993 Packaging Machinery Manufacturing Traded Production Technology and Heavy Machinery 333994 Industrial Process Furnace and Oven Manufacturing Traded Production Technology and Heavy Machinery 333995 Fluid Power Cylinder and Actuator Manufacturing Traded Production Technology and Heavy Machinery 333996 Fluid Power Pump and Motor Manufacturing Traded Production Technology and Heavy Machinery 333997 Scale and Balance Manufacturing Traded Production Technology and Heavy Machinery 333999 All Other Miscellaneous General Purpose Machinery Manufacturing Traded Production Technology and Heavy Machinery 334111 Electronic Computer Manufacturing Traded Information Technology and Analytical Instruments 334112 Computer Storage Device Manufacturing Traded Information Technology and Analytical Instruments 334118 Computer Terminal and Other Computer Peripheral Equipment Manufacturing Traded Information Technology and Analytical Instruments 334210 Telephone Apparatus Manufacturing Traded Communications Equipment and Services 334220 Radio and Television Broadcasting and Wireless Communications Equipment Manufactur Traded Communications Equipment and Services 334290 Other Communications Equipment Manufacturing Traded Communications Equipment and Services 334310 Audio and Video Equipment Manufacturing Traded Information Technology and Analytical Instruments 334412 Bare Printed Circuit Board Manufacturing Traded Information Technology and Analytical Instruments 334413 Semiconductor and Related Device Manufacturing Traded Information Technology and Analytical Instruments 334416 Capacitor, Resistor, Coil, Transformer, and Other Inductor Manufacturing Traded Information Technology and Analytical Instruments 334417 Electronic Connector Manufacturing Traded Information Technology and Analytical Instruments 334418 Printed Circuit Assembly (Electronic Assembly) Manufacturing Traded Information Technology and Analytical Instruments 334419 Other Electronic Component Manufacturing Traded Information Technology and Analytical Instruments 334510 Electromedical and Electrotherapeutic Apparatus Manufacturing Traded Information Technology and Analytical Instruments 334511 Search, Detection, Navigation, Guidance, Aeronautical, and Nautical System and InstrumeTraded Aerospace Vehicles and Defense 334512 Automatic Environmental Control Manufacturing for Residential, Commercial, and Applian Traded Information Technology and Analytical Instruments 334513 Instruments and Related Products Manufacturing for Measuring, Displaying, and ControllinTraded Information Technology and Analytical Instruments 334514 Totalizing Fluid Meter and Counting Device Manufacturing Traded Information Technology and Analytical Instruments 334515 Instrument Manufacturing for Measuring and Testing Electricity and Electrical Signals Traded Information Technology and Analytical Instruments 334516 Analytical Laboratory Instrument Manufacturing Traded Information Technology and Analytical Instruments 334517 Irradiation Apparatus Manufacturing Traded Information Technology and Analytical Instruments 334519 Other Measuring and Controlling Device Manufacturing Traded Information Technology and Analytical Instruments 334613 Blank Magnetic and Optical Recording Media Manufacturing Traded Information Technology and Analytical Instruments 334614 Software and Other Prerecorded Compact Disc, Tape, and Record Reproducing Traded Information Technology and Analytical Instruments 335110 Electric Lamp Bulb and Part Manufacturing Traded Lighting and Electrical Equipment 335121 Residential Electric Lighting Fixture Manufacturing Traded Lighting and Electrical Equipment D-8 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 335122 Commercial, Industrial, and Institutional Electric Lighting Fixture Manufacturing Traded Lighting and Electrical Equipment 335129 Other Lighting Equipment Manufacturing Traded Lighting and Electrical Equipment 335210 Small Electrical Appliance Manufacturing Traded Recreational and Small Electric Goods 335220 2 Major Household Appliance Manufacturing Traded Trailers, Motor Homes, and Appliances 335311 Power, Distribution, and Specialty Transformer Manufacturing Traded Lighting and Electrical Equipment 335312 Motor and Generator Manufacturing Traded Lighting and Electrical Equipment 335313 Switchgear and Switchboard Apparatus Manufacturing Traded Lighting and Electrical Equipment 335314 Relay and Industrial Control Manufacturing Traded Lighting and Electrical Equipment 335911 Storage Battery Manufacturing Traded Lighting and Electrical Equipment 335912 Primary Battery Manufacturing Traded Communications Equipment and Services 335921 Fiber Optic Cable Manufacturing Traded Lighting and Electrical Equipment 335929 Other Communication and Energy Wire Manufacturing Traded Lighting and Electrical Equipment 335931 Current-Carrying Wiring Device Manufacturing Traded Lighting and Electrical Equipment 335932 Noncurrent-Carrying Wiring Device Manufacturing Traded Lighting and Electrical Equipment 335991 Carbon and Graphite Product Manufacturing Traded Lighting and Electrical Equipment 335999 All Other Miscellaneous Electrical Equipment and Component Manufacturing Traded Lighting and Electrical Equipment 336111 Automobile Manufacturing Traded Automotive 336112 Light Truck and Utility Vehicle Manufacturing Traded Automotive 336120 Heavy Duty Truck Manufacturing Traded Automotive 336211 Motor Vehicle Body Manufacturing Traded Automotive 336212 Truck Trailer Manufacturing Traded Trailers, Motor Homes, and Appliances 336213 Motor Home Manufacturing Traded Trailers, Motor Homes, and Appliances 336214 Travel Trailer and Camper Manufacturing Traded Trailers, Motor Homes, and Appliances 336310 Motor Vehicle Gasoline Engine and Engine Parts Manufacturing Traded Automotive 336320 Motor Vehicle Electrical and Electronic Equipment Manufacturing Traded Automotive 336330 Motor Vehicle Steering and Suspension Components (except Spring) Manufacturing Traded Automotive 336340 Motor Vehicle Brake System Manufacturing Traded Automotive 336350 Motor Vehicle Transmission and Power Train Parts Manufacturing Traded Automotive 336360 Motor Vehicle Seating and Interior Trim Manufacturing Traded Automotive 336370 Motor Vehicle Metal Stamping Traded Automotive 336390 Other Motor Vehicle Parts Manufacturing Traded Automotive 336411 Aircraft Manufacturing Traded Aerospace Vehicles and Defense 336412 Aircraft Engine and Engine Parts Manufacturing Traded Aerospace Vehicles and Defense 336413 Other Aircraft Parts and Auxiliary Equipment Manufacturing Traded Aerospace Vehicles and Defense 336414 Guided Missile and Space Vehicle Manufacturing Traded Aerospace Vehicles and Defense 336415 Guided Missile and Space Vehicle Propulsion Unit and Propulsion Unit Parts Manufacturin Traded Aerospace Vehicles and Defense 336419 Other Guided Missile and Space Vehicle Parts and Auxiliary Equipment Manufacturing Traded Aerospace Vehicles and Defense 336510 Railroad Rolling Stock Manufacturing Traded Production Technology and Heavy Machinery 336611 Ship Building and Repairing Traded Water Transportation 336612 Boat Building Traded Water Transportation 336991 Motorcycle, Bicycle, and Parts Manufacturing Traded Recreational and Small Electric Goods 336992 Military Armored Vehicle, Tank, and Tank Component Manufacturing Traded Automotive 336999 All Other Transportation Equipment Manufacturing Traded Automotive 337110 Wood Kitchen Cabinet and Countertop Manufacturing Traded Furniture 337121 Upholstered Household Furniture Manufacturing Traded Furniture 337122 Nonupholstered Wood Household Furniture Manufacturing Traded Furniture 337124 Metal Household Furniture Manufacturing Traded Furniture 337125 Household Furniture (except Wood and Metal) Manufacturing Traded Furniture D-9 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 337127 Institutional Furniture Manufacturing Traded Furniture 337211 Wood Office Furniture Manufacturing Traded Furniture 337212 Custom Architectural Woodwork and Millwork Manufacturing Local Local Real Estate, Construction, and Development 337214 Office Furniture (except Wood) Manufacturing Traded Furniture 337215 Showcase, Partition, Shelving, and Locker Manufacturing Traded Furniture 337910 Mattress Manufacturing Traded Furniture 337920 Blind and Shade Manufacturing Traded Recreational and Small Electric Goods 339112 Surgical and Medical Instrument Manufacturing Traded Medical Devices 339113 Surgical Appliance and Supplies Manufacturing Traded Medical Devices 339114 Dental Equipment and Supplies Manufacturing Traded Medical Devices 339115 Ophthalmic Goods Manufacturing Traded Medical Devices 339116 Dental Laboratories Local Local Health Services 339910 Jewelry and Silverware Manufacturing Traded Jewelry and Precious Metals 339920 Sporting and Athletic Goods Manufacturing Traded Recreational and Small Electric Goods 339930 Doll, Toy, and Game Manufacturing Traded Recreational and Small Electric Goods 339940 Office Supplies (except Paper) Manufacturing Traded Recreational and Small Electric Goods 339950 Sign Manufacturing Local Local Commercial Services 339991 Gasket, Packing, and Sealing Device Manufacturing Traded Production Technology and Heavy Machinery 339992 Musical Instrument Manufacturing Traded Recreational and Small Electric Goods 339993 Fastener, Button, Needle, and Pin Manufacturing Traded Recreational and Small Electric Goods 339994 Broom, Brush, and Mop Manufacturing Traded Plastics 339995 Burial Casket Manufacturing Traded Trailers, Motor Homes, and Appliances 339999 All Other Miscellaneous Manufacturing Traded Recreational and Small Electric Goods 423110 Automobile and Other Motor Vehicle Merchant Wholesalers Local Local Motor Vehicle Products and Services 423120 Motor Vehicle Supplies and New Parts Merchant Wholesalers Local Local Motor Vehicle Products and Services 423130 Tire and Tube Merchant Wholesalers Local Local Motor Vehicle Products and Services 423140 Motor Vehicle Parts (Used) Merchant Wholesalers Local Local Motor Vehicle Products and Services 423210 Furniture Merchant Wholesalers Traded Distribution and Electronic Commerce 423220 Home Furnishing Merchant Wholesalers Traded Distribution and Electronic Commerce 423310 Lumber, Plywood, Millwork, and Wood Panel Merchant Wholesalers Local Local Real Estate, Construction, and Development 423320 Brick, Stone, and Related Construction Material Merchant Wholesalers Local Local Real Estate, Construction, and Development 423330 Roofing, Siding, and Insulation Material Merchant Wholesalers Local Local Real Estate, Construction, and Development 423390 Other Construction Material Merchant Wholesalers Local Local Real Estate, Construction, and Development 423410 Photographic Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423420 Office Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423430 Computer and Computer Peripheral Equipment and Software Merchant Wholesalers Traded Distribution and Electronic Commerce 423440 Other Commercial Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423450 Medical, Dental, and Hospital Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423460 Ophthalmic Goods Merchant Wholesalers Traded Distribution and Electronic Commerce 423490 Other Professional Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423510 Metal Service Centers and Other Metal Merchant Wholesalers Traded Distribution and Electronic Commerce 423520 Coal and Other Mineral and Ore Merchant Wholesalers Traded Distribution and Electronic Commerce 423610 Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant W Traded Distribution and Electronic Commerce 423620 Household Appliances, Electric Housewares, and Consumer Electronics Merchant Wholes Traded Distribution and Electronic Commerce 423690 Other Electronic Parts and Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423710 Hardware Merchant Wholesalers Local Local Household Goods and Services 423720 Plumbing and Heating Equipment and Supplies (Hydronics) Merchant Wholesalers Local Local Real Estate, Construction, and Development 423730 Warm Air Heating and Air-Conditioning Equipment and Supplies Merchant Wholesalers Local Local Real Estate, Construction, and Development D-10 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 423740 Refrigeration Equipment and Supplies Merchant Wholesalers Local Local Real Estate, Construction, and Development 423810 Construction and Mining (except Oil Well) Machinery and Equipment Merchant Wholesale Traded Distribution and Electronic Commerce 423820 Farm and Garden Machinery and Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423830 Industrial Machinery and Equipment Merchant Wholesalers Traded Distribution and Electronic Commerce 423840 Industrial Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423850 Service Establishment Equipment and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423860 Transportation Equipment and Supplies (except Motor Vehicle) Merchant Wholesalers Traded Distribution and Electronic Commerce 423910 Sporting and Recreational Goods and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423920 Toy and Hobby Goods and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 423930 Recyclable Material Merchant Wholesalers Local Local Industrial Products and Services 423940 Jewelry, Watch, Precious Stone, and Precious Metal Merchant Wholesalers Traded Distribution and Electronic Commerce 423990 Other Miscellaneous Durable Goods Merchant Wholesalers Local Local Industrial Products and Services 424110 Printing and Writing Paper Merchant Wholesalers Traded Distribution and Electronic Commerce 424120 Stationery and Office Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424130 Industrial and Personal Service Paper Merchant Wholesalers Traded Distribution and Electronic Commerce 424210 Drugs and Druggists' Sundries Merchant Wholesalers Traded Distribution and Electronic Commerce 424310 Piece Goods, Notions, and Other Dry Goods Merchant Wholesalers Traded Distribution and Electronic Commerce 424320 Men's and Boys' Clothing and Furnishings Merchant Wholesalers Traded Distribution and Electronic Commerce 424330 Women's, Children's, and Infants' Clothing and Accessories Merchant Wholesalers Traded Distribution and Electronic Commerce 424340 Footwear Merchant Wholesalers Traded Distribution and Electronic Commerce 424410 General Line Grocery Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424420 Packaged Frozen Food Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424430 Dairy Product (except Dried or Canned) Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424440 Poultry and Poultry Product Merchant Wholesalers Traded Distribution and Electronic Commerce 424450 Confectionery Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424460 Fish and Seafood Merchant Wholesalers Traded Distribution and Electronic Commerce 424470 Meat and Meat Product Merchant Wholesalers Traded Distribution and Electronic Commerce 424480 Fresh Fruit and Vegetable Merchant Wholesalers Traded Distribution and Electronic Commerce 424490 Other Grocery and Related Products Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424510 Grain and Field Bean Merchant Wholesalers Traded Food Processing and Manufacturing 424520 Livestock Merchant Wholesalers Traded Livestock Processing 424590 Other Farm Product Raw Material Merchant Wholesalers Traded Distribution and Electronic Commerce 424610 Plastics Materials and Basic Forms and Shapes Merchant Wholesalers Traded Distribution and Electronic Commerce 424690 Other Chemical and Allied Products Merchant Wholesalers Traded Distribution and Electronic Commerce 424710 Petroleum Bulk Stations and Terminals Traded Distribution and Electronic Commerce 424720 Petroleum and Petroleum Products Merchant Wholesalers (except Bulk Stations and Term Traded Distribution and Electronic Commerce 424810 Beer and Ale Merchant Wholesalers Local Local Food and Beverage Processing and Distribution 424820 Wine and Distilled Alcoholic Beverage Merchant Wholesalers Traded Distribution and Electronic Commerce 424910 Farm Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424920 Book, Periodical, and Newspaper Merchant Wholesalers Traded Distribution and Electronic Commerce 424930 Flower, Nursery Stock, and Florists' Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424940 Tobacco and Tobacco Product Merchant Wholesalers Traded Distribution and Electronic Commerce 424950 Paint, Varnish, and Supplies Merchant Wholesalers Traded Distribution and Electronic Commerce 424990 Other Miscellaneous Nondurable Goods Merchant Wholesalers Traded Distribution and Electronic Commerce 425110 Business to Business Electronic Markets Traded Distribution and Electronic Commerce 425120 Wholesale Trade Agents and Brokers Traded Distribution and Electronic Commerce 441110 New Car Dealers Local Local Motor Vehicle Products and Services 441120 Used Car Dealers Local Local Motor Vehicle Products and Services D-11 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 441210 Recreational Vehicle Dealers Local Local Motor Vehicle Products and Services 441222 Boat Dealers Local Local Motor Vehicle Products and Services 441228 Motorcycle, ATV, and All Other Motor Vehicle Dealers Local Local Motor Vehicle Products and Services 441310 Automotive Parts and Accessories Stores Local Local Motor Vehicle Products and Services 441320 Tire Dealers Local Local Motor Vehicle Products and Services 442110 Furniture Stores Local Local Household Goods and Services 442210 Floor Covering Stores Local Local Household Goods and Services 442291 Window Treatment Stores Local Local Household Goods and Services 442299 All Other Home Furnishings Stores Local Local Household Goods and Services 443141 Household Appliance Stores Local Local Household Goods and Services 443142 Electronics Stores Local Local Entertainment and Media 444110 Home Centers Local Local Real Estate, Construction, and Development 444120 Paint and Wallpaper Stores Local Local Real Estate, Construction, and Development 444130 Hardware Stores Local Local Household Goods and Services 444190 Other Building Material Dealers Local Local Real Estate, Construction, and Development 444210 Outdoor Power Equipment Stores Local Local Household Goods and Services 444220 Nursery, Garden Center, and Farm Supply Stores Local Local Household Goods and Services 445110 Supermarkets and Other Grocery (except Convenience) Stores Local Local Food and Beverage Processing and Distribution 445120 Convenience Stores Local Local Food and Beverage Processing and Distribution 445210 Meat Markets Local Local Food and Beverage Processing and Distribution 445220 Fish and Seafood Markets Local Local Food and Beverage Processing and Distribution 445230 Fruit and Vegetable Markets Local Local Food and Beverage Processing and Distribution 445291 Baked Goods Stores Local Local Food and Beverage Processing and Distribution 445292 Confectionery and Nut Stores Local Local Food and Beverage Processing and Distribution 445299 All Other Specialty Food Stores Local Local Food and Beverage Processing and Distribution 445310 Beer, Wine, and Liquor Stores Local Local Food and Beverage Processing and Distribution 446110 Pharmacies and Drug Stores Local Local Health Services 446120 Cosmetics, Beauty Supplies, and Perfume Stores Local Local Personal Services (Non-Medical) 446130 Optical Goods Stores Local Local Health Services 446191 Food (Health) Supplement Stores Local Local Food and Beverage Processing and Distribution 446199 All Other Health and Personal Care Stores Local Local Personal Services (Non-Medical) 447110 Gasoline Stations with Convenience Stores Local Local Motor Vehicle Products and Services 447190 Other Gasoline Stations Local Local Motor Vehicle Products and Services 448110 Men's Clothing Stores Local Local Retailing of Clothing and General Merchandise 448120 Women's Clothing Stores Local Local Retailing of Clothing and General Merchandise 448130 Children's and Infants' Clothing Stores Local Local Retailing of Clothing and General Merchandise 448140 Family Clothing Stores Local Local Retailing of Clothing and General Merchandise 448150 Clothing Accessories Stores Local Local Retailing of Clothing and General Merchandise 448190 Other Clothing Stores Local Local Retailing of Clothing and General Merchandise 448210 Shoe Stores Local Local Retailing of Clothing and General Merchandise 448310 Jewelry Stores Local Local Retailing of Clothing and General Merchandise 448320 Luggage and Leather Goods Stores Local Local Retailing of Clothing and General Merchandise 451110 Sporting Goods Stores Local Local Entertainment and Media 451120 Hobby, Toy, and Game Stores Local Local Entertainment and Media 451130 Sewing, Needlework, and Piece Goods Stores Local Local Retailing of Clothing and General Merchandise 451140 Musical Instrument and Supplies Stores Local Local Entertainment and Media 451211 Book Stores Local Local Entertainment and Media 451212 News Dealers and Newsstands Local Local Entertainment and Media D-12 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 452210 2 Department Stores Local Local Retailing of Clothing and General Merchandise 452311 2 Warehouse Clubs and Supercenters Local Local Retailing of Clothing and General Merchandise 452319 2 All Other General Merchandise Stores Local Local Retailing of Clothing and General Merchandise 453110 Florists Local Local Household Goods and Services 453210 Office Supplies and Stationery Stores Local Local Commercial Services 453220 Gift, Novelty, and Souvenir Stores Local Local Hospitality Establishments 453310 Used Merchandise Stores Local Local Retailing of Clothing and General Merchandise 453910 Pet and Pet Supplies Stores Local Local Personal Services (Non-Medical) 453920 Art Dealers Traded Hospitality and Tourism 453930 Manufactured (Mobile) Home Dealers Local Local Motor Vehicle Products and Services 453991 Tobacco Stores Local Local Food and Beverage Processing and Distribution 453998 All Other Miscellaneous Store Retailers (except Tobacco Stores) Local Local Personal Services (Non-Medical) 454110 2 Electronic Shopping and Mail-Order Houses Traded Distribution and Electronic Commerce 454210 Vending Machine Operators Local Local Food and Beverage Processing and Distribution 454310 Fuel Dealers Local Local Utilities 454390 Other Direct Selling Establishments Local Local Food and Beverage Processing and Distribution 481111 Scheduled Passenger Air Transportation Traded Transportation and Logistics 481112 Scheduled Freight Air Transportation Traded Transportation and Logistics 481211 Nonscheduled Chartered Passenger Air Transportation Traded Transportation and Logistics 481212 Nonscheduled Chartered Freight Air Transportation Traded Transportation and Logistics 481219 Other Nonscheduled Air Transportation Traded Transportation and Logistics 482110 1 Rail Transportation Traded Transportation and Logistics 483111 Deep Sea Freight Transportation Traded Water Transportation 483112 Deep Sea Passenger Transportation Traded Water Transportation 483113 Coastal and Great Lakes Freight Transportation Traded Water Transportation 483114 Coastal and Great Lakes Passenger Transportation Traded Water Transportation 483211 Inland Water Freight Transportation Traded Water Transportation 483212 Inland Water Passenger Transportation Traded Water Transportation 484110 General Freight Trucking, Local Local Local Logistical Services 484121 General Freight Trucking, Long-Distance, Truckload Traded Transportation and Logistics 484122 General Freight Trucking, Long-Distance, Less Than Truckload Local Local Logistical Services 484210 Used Household and Office Goods Moving Local Local Logistical Services 484220 Specialized Freight (except Used Goods) Trucking, Local Local Local Logistical Services 484230 Specialized Freight (except Used Goods) Trucking, Long-Distance Traded Transportation and Logistics 485111 Mixed Mode Transit Systems Local Local Logistical Services 485112 Commuter Rail Systems Local Local Logistical Services 485113 Bus and Other Motor Vehicle Transit Systems Local Local Logistical Services 485119 Other Urban Transit Systems Local Local Logistical Services 485210 Interurban and Rural Bus Transportation Traded Transportation and Logistics 485310 Taxi Service Traded Business Services 485320 Limousine Service Traded Business Services 485410 School and Employee Bus Transportation Local Local Logistical Services 485510 Charter Bus Industry Traded Transportation and Logistics 485991 Special Needs Transportation Local Local Logistical Services 485999 All Other Transit and Ground Passenger Transportation Traded Business Services 486110 Pipeline Transportation of Crude Oil Traded Oil and Gas Production and Transportation 486210 Pipeline Transportation of Natural Gas Traded Oil and Gas Production and Transportation 486910 Pipeline Transportation of Refined Petroleum Products Traded Oil and Gas Production and Transportation D-13 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 486990 All Other Pipeline Transportation Traded Oil and Gas Production and Transportation 487110 Scenic and Sightseeing Transportation, Land Traded Hospitality and Tourism 487210 Scenic and Sightseeing Transportation, Water Traded Hospitality and Tourism 487990 Scenic and Sightseeing Transportation, Other Traded Hospitality and Tourism 488111 Air Traffic Control Traded Transportation and Logistics 488119 Other Airport Operations Traded Transportation and Logistics 488190 Other Support Activities for Air Transportation Traded Transportation and Logistics 488210 Support Activities for Rail Transportation Traded Transportation and Logistics 488310 Port and Harbor Operations Traded Water Transportation 488320 Marine Cargo Handling Traded Water Transportation 488330 Navigational Services to Shipping Traded Water Transportation 488390 Other Support Activities for Water Transportation Traded Water Transportation 488410 Motor Vehicle Towing Local Local Motor Vehicle Products and Services 488490 Other Support Activities for Road Transportation Traded Transportation and Logistics 488510 Freight Transportation Arrangement Traded Transportation and Logistics 488991 Packing and Crating Traded Transportation and Logistics 488999 All Other Support Activities for Transportation Traded Transportation and Logistics 491110 1 Postal Service (Contractors)Traded Transportation and Logistics 492110 Couriers and Express Delivery Services Local Local Logistical Services 492210 Local Messengers and Local Delivery Local Local Logistical Services 493110 General Warehousing and Storage Traded Distribution and Electronic Commerce 493120 Refrigerated Warehousing and Storage Traded Distribution and Electronic Commerce 493130 Farm Product Warehousing and Storage Traded Distribution and Electronic Commerce 493190 Other Warehousing and Storage Traded Distribution and Electronic Commerce 511110 Newspaper Publishers Local Local Entertainment and Media 511120 Periodical Publishers Traded Marketing, Design, and Publishing 511130 Book Publishers Traded Marketing, Design, and Publishing 511140 Directory and Mailing List Publishers Traded Marketing, Design, and Publishing 511191 Greeting Card Publishers Traded Printing Services 511199 All Other Publishers Traded Marketing, Design, and Publishing 511210 Software Publishers Traded Information Technology and Analytical Instruments 512110 Motion Picture and Video Production Traded Video Production and Distribution 512120 Motion Picture and Video Distribution Traded Video Production and Distribution 512131 Motion Picture Theaters (except Drive-Ins) Local Local Entertainment and Media 512132 Drive-In Motion Picture Theaters Traded Video Production and Distribution 512191 Teleproduction and Other Postproduction Services Traded Video Production and Distribution 512199 Other Motion Picture and Video Industries Traded Video Production and Distribution 512250 2 Record Production and Distribution Traded Music and Sound Recording 512230 Music Publishers Traded Music and Sound Recording 512240 Sound Recording Studios Traded Music and Sound Recording 512290 Other Sound Recording Industries Traded Music and Sound Recording 515111 Radio Networks Local Local Entertainment and Media 515112 Radio Stations Local Local Entertainment and Media 515120 Television Broadcasting Local Local Entertainment and Media 515210 Cable and Other Subscription Programming Traded Communications Equipment and Services 517311 2 Wired Telecommunications Carriers Local Local Utilities 517312 2 Wireless Telecommunications Carriers (except Satellite)Traded Communications Equipment and Services 517410 Satellite Telecommunications Traded Communications Equipment and Services D-14 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 517911 Telecommunications Resellers Local Local Utilities 517919 All Other Telecommunications Traded Communications Equipment and Services 518210 Data Processing, Hosting, and Related Services Traded Business Services 519110 News Syndicates Traded Marketing, Design, and Publishing 519120 Libraries and Archives Traded Marketing, Design, and Publishing 519130 Internet Publishing and Broadcasting and Web Search Portals Traded Marketing, Design, and Publishing 519190 All Other Information Services Traded Marketing, Design, and Publishing 521110 Monetary Authorities-Central Bank Traded Financial Services 522110 Commercial Banking Local Local Financial Services 522120 Savings Institutions Traded Financial Services 522130 Credit Unions Local Local Financial Services 522190 Other Depository Credit Intermediation Traded Financial Services 522210 Credit Card Issuing Traded Financial Services 522220 Sales Financing Traded Financial Services 522291 Consumer Lending Traded Financial Services 522292 Real Estate Credit Traded Financial Services 522293 International Trade Financing Traded Financial Services 522294 Secondary Market Financing Traded Financial Services 522298 All Other Nondepository Credit Intermediation Traded Financial Services 522310 Mortgage and Nonmortgage Loan Brokers Traded Financial Services 522320 Financial Transactions Processing, Reserve, and Clearinghouse Activities Traded Financial Services 522390 Other Activities Related to Credit Intermediation Traded Financial Services 523110 Investment Banking and Securities Dealing Traded Financial Services 523120 Securities Brokerage Traded Financial Services 523130 Commodity Contracts Dealing Traded Financial Services 523140 Commodity Contracts Brokerage Traded Financial Services 523210 Securities and Commodity Exchanges Traded Financial Services 523910 Miscellaneous Intermediation Traded Financial Services 523920 Portfolio Management Traded Financial Services 523930 Investment Advice Traded Financial Services 523991 Trust, Fiduciary, and Custody Activities Traded Financial Services 523999 Miscellaneous Financial Investment Activities Traded Financial Services 524113 Direct Life Insurance Carriers Traded Insurance Services 524114 Direct Health and Medical Insurance Carriers Traded Insurance Services 524126 Direct Property and Casualty Insurance Carriers Traded Insurance Services 524127 Direct Title Insurance Carriers Traded Insurance Services 524128 Other Direct Insurance (except Life, Health, and Medical) Carriers Traded Insurance Services 524130 Reinsurance Carriers Traded Insurance Services 524210 Insurance Agencies and Brokerages Local Local Financial Services 524291 Claims Adjusting Traded Insurance Services 524292 Third Party Administration of Insurance and Pension Funds Local Local Financial Services 524298 All Other Insurance Related Activities Traded Insurance Services 525110 1 Pension Funds Traded Insurance Services 525120 1 Health and Welfare Funds Traded Insurance Services 525190 1 Other Insurance Funds Traded Insurance Services 525920 1 Trusts, Estates, and Agency Accounts Traded Insurance Services 525910 Open-End Investment Funds Traded Financial Services 525990 Other Financial Vehicles Traded Financial Services D-15 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 531110 Lessors of Residential Buildings and Dwellings Local Local Real Estate, Construction, and Development 531120 Lessors of Nonresidential Buildings (except Miniwarehouses) Local Local Real Estate, Construction, and Development 531130 Lessors of Miniwarehouses and Self-Storage Units Local Local Logistical Services 531190 Lessors of Other Real Estate Property Local Local Real Estate, Construction, and Development 531210 Offices of Real Estate Agents and Brokers Local Local Real Estate, Construction, and Development 531311 Residential Property Managers Local Local Real Estate, Construction, and Development 531312 Nonresidential Property Managers Local Local Real Estate, Construction, and Development 531320 Offices of Real Estate Appraisers Local Local Real Estate, Construction, and Development 531390 Other Activities Related to Real Estate Local Local Real Estate, Construction, and Development 532111 Passenger Car Rental Local Local Logistical Services 532112 Passenger Car Leasing Traded Business Services 532120 Truck, Utility Trailer, and RV (Recreational Vehicle) Rental and Leasing Local Local Logistical Services 532210 Consumer Electronics and Appliances Rental Local Local Industrial Products and Services 532281 2 Formal Wear and Costume Rental Local Local Personal Services (Non-Medical) 532282 2 Video Tape and Disc Rental Local Local Entertainment and Media 532283 2 Home Health Equipment Rental Local Local Health Services 532284 2 Recreational Goods Rental Traded Hospitality and Tourism 532289 2 All Other Consumer Goods Rental Local Local Personal Services (Non-Medical) 532310 General Rental Centers Local Local Industrial Products and Services 532411 Commercial Air, Rail, and Water Transportation Equipment Rental and Leasing Traded Distribution and Electronic Commerce 532412 Construction, Mining, and Forestry Machinery and Equipment Rental and Leasing Traded Distribution and Electronic Commerce 532420 Office Machinery and Equipment Rental and Leasing Traded Distribution and Electronic Commerce 532490 Other Commercial and Industrial Machinery and Equipment Rental and Leasing Traded Distribution and Electronic Commerce 533110 Lessors of Nonfinancial Intangible Assets (except Copyrighted Works)Traded Business Services 541110 Offices of Lawyers Local Local Commercial Services 541191 Title Abstract and Settlement Offices Local Local Real Estate, Construction, and Development 541199 All Other Legal Services Traded Business Services 541211 Offices of Certified Public Accountants Local Local Commercial Services 541213 Tax Preparation Services Local Local Financial Services 541214 Payroll Services Traded Business Services 541219 Other Accounting Services Local Local Commercial Services 541310 Architectural Services Traded Business Services 541320 Landscape Architectural Services Traded Business Services 541330 Engineering Services Traded Business Services 541340 Drafting Services Traded Business Services 541350 Building Inspection Services Local Local Commercial Services 541360 Geophysical Surveying and Mapping Services Traded Oil and Gas Production and Transportation 541370 Surveying and Mapping (except Geophysical) Services Local Local Real Estate, Construction, and Development 541380 Testing Laboratories Local Local Commercial Services 541410 Interior Design Services Traded Marketing, Design, and Publishing 541420 Industrial Design Services Traded Marketing, Design, and Publishing 541430 Graphic Design Services Traded Marketing, Design, and Publishing 541490 Other Specialized Design Services Traded Marketing, Design, and Publishing 541511 Custom Computer Programming Services Traded Business Services 541512 Computer Systems Design Services Traded Business Services 541513 Computer Facilities Management Services Traded Business Services 541519 Other Computer Related Services Traded Business Services 541611 Administrative Management and General Management Consulting Services Traded Business Services D-16 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 541612 Human Resources Consulting Services Traded Business Services 541613 Marketing Consulting Services Traded Marketing, Design, and Publishing 541614 Process, Physical Distribution, and Logistics Consulting Services Traded Business Services 541618 Other Management Consulting Services Traded Business Services 541620 Environmental Consulting Services Local Local Commercial Services 541690 Other Scientific and Technical Consulting Services Traded Business Services 541713 2 Research and Development in Nanotechnology Traded Education and Knowledge Creation 541714 2 Research and Development in Biotechnology (except Nanobiotechnology)Traded Education and Knowledge Creation 541715 2 Research and Development in the Physical, Engineering, and Life Sciences (except Nano Traded Education and Knowledge Creation 541720 Research and Development in the Social Sciences and Humanities Traded Education and Knowledge Creation 541810 Advertising Agencies Traded Marketing, Design, and Publishing 541820 Public Relations Agencies Traded Marketing, Design, and Publishing 541830 Media Buying Agencies Traded Marketing, Design, and Publishing 541840 Media Representatives Traded Marketing, Design, and Publishing 541850 Outdoor Advertising Traded Marketing, Design, and Publishing 541860 Direct Mail Advertising Traded Marketing, Design, and Publishing 541870 Advertising Material Distribution Services Traded Marketing, Design, and Publishing 541890 Other Services Related to Advertising Traded Marketing, Design, and Publishing 541910 Marketing Research and Public Opinion Polling Traded Marketing, Design, and Publishing 541921 Photography Studios, Portrait Local Local Personal Services (Non-Medical) 541922 Commercial Photography Local Local Commercial Services 541930 Translation and Interpretation Services Traded Business Services 541940 Veterinary Services Local Local Personal Services (Non-Medical) 541990 All Other Professional, Scientific, and Technical Services Traded Business Services 551111 Offices of Bank Holding Companies Traded Business Services 551112 Offices of Other Holding Companies Traded Business Services 551114 Corporate, Subsidiary, and Regional Managing Offices Traded Business Services 561110 Office Administrative Services Local Local Commercial Services 561210 Facilities Support Services Traded Business Services 561311 Employment Placement Agencies Traded Business Services 561312 Executive Search Services Traded Business Services 561320 Temporary Help Services Local Local Commercial Services 561330 Professional Employer Organizations Traded Business Services 561410 Document Preparation Services Local Local Commercial Services 561421 Telephone Answering Services Traded Business Services 561422 Telemarketing Bureaus and Other Contact Centers Traded Business Services 561431 Private Mail Centers Local Local Commercial Services 561439 Other Business Service Centers (including Copy Shops) Local Local Commercial Services 561440 Collection Agencies Local Local Financial Services 561450 Credit Bureaus Traded Financial Services 561491 Repossession Services Local Local Commercial Services 561492 Court Reporting and Stenotype Services Local Local Commercial Services 561499 All Other Business Support Services Traded Distribution and Electronic Commerce 561510 Travel Agencies Traded Hospitality and Tourism 561520 Tour Operators Traded Hospitality and Tourism 561591 Convention and Visitors Bureaus Traded Hospitality and Tourism 561599 All Other Travel Arrangement and Reservation Services Traded Hospitality and Tourism 561611 Investigation Services Local Local Commercial Services D-17 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 561612 Security Guards and Patrol Services Local Local Commercial Services 561613 Armored Car Services Local Local Commercial Services 561621 Security Systems Services (except Locksmiths) Local Local Commercial Services 561622 Locksmiths Local Local Commercial Services 561710 Exterminating and Pest Control Services Local Local Commercial Services 561720 Janitorial Services Local Local Commercial Services 561730 Landscaping Services Local Local Household Goods and Services 561740 Carpet and Upholstery Cleaning Services Local Local Household Goods and Services 561790 Other Services to Buildings and Dwellings Local Local Commercial Services 561910 Packaging and Labeling Services Traded Distribution and Electronic Commerce 561920 Convention and Trade Show Organizers Traded Business Services 561990 All Other Support Services Local Local Commercial Services 562111 Solid Waste Collection Local Local Logistical Services 562112 Hazardous Waste Collection Traded Environmental Services 562119 Other Waste Collection Traded Environmental Services 562211 Hazardous Waste Treatment and Disposal Traded Environmental Services 562212 Solid Waste Landfill Local Local Utilities 562213 Solid Waste Combustors and Incinerators Traded Environmental Services 562219 Other Nonhazardous Waste Treatment and Disposal Traded Environmental Services 562910 Remediation Services Local Local Utilities 562920 Materials Recovery Facilities Traded Environmental Services 562991 Septic Tank and Related Services Local Local Real Estate, Construction, and Development 562998 All Other Miscellaneous Waste Management Services Traded Environmental Services 611110 Elementary and Secondary Schools Local Local Education and Training 611210 Junior Colleges Traded Education and Knowledge Creation 611310 Colleges, Universities, and Professional Schools Traded Education and Knowledge Creation 611410 Business and Secretarial Schools Traded Education and Knowledge Creation 611420 Computer Training Traded Education and Knowledge Creation 611430 Professional and Management Development Training Traded Education and Knowledge Creation 611511 Cosmetology and Barber Schools Local Local Personal Services (Non-Medical) 611512 Flight Training Traded Education and Knowledge Creation 611513 Apprenticeship Training Traded Education and Knowledge Creation 611519 Other Technical and Trade Schools Local Local Education and Training 611610 Fine Arts Schools Local Local Education and Training 611620 Sports and Recreation Instruction Local Local Hospitality Establishments 611630 Language Schools Traded Education and Knowledge Creation 611691 Exam Preparation and Tutoring Traded Education and Knowledge Creation 611692 Automobile Driving Schools Local Local Education and Training 611699 All Other Miscellaneous Schools and Instruction Traded Education and Knowledge Creation 611710 Educational Support Services Traded Education and Knowledge Creation 621111 Offices of Physicians (except Mental Health Specialists) Local Local Health Services 621112 Offices of Physicians, Mental Health Specialists Local Local Health Services 621210 Offices of Dentists Local Local Health Services 621310 Offices of Chiropractors Local Local Health Services 621320 Offices of Optometrists Local Local Health Services 621330 Offices of Mental Health Practitioners (except Physicians) Local Local Health Services 621340 Offices of Physical, Occupational and Speech Therapists, and Audiologists Local Local Health Services 621391 Offices of Podiatrists Local Local Health Services D-18 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 621399 Offices of All Other Miscellaneous Health Practitioners Local Local Health Services 621410 Family Planning Centers Local Local Health Services 621420 Outpatient Mental Health and Substance Abuse Centers Local Local Health Services 621491 HMO Medical Centers Local Local Health Services 621492 Kidney Dialysis Centers Local Local Health Services 621493 Freestanding Ambulatory Surgical and Emergency Centers Local Local Health Services 621498 All Other Outpatient Care Centers Local Local Health Services 621511 Medical Laboratories Local Local Health Services 621512 Diagnostic Imaging Centers Local Local Health Services 621610 Home Health Care Services Local Local Health Services 621910 Ambulance Services Local Local Logistical Services 621991 Blood and Organ Banks Local Local Health Services 621999 All Other Miscellaneous Ambulatory Health Care Services Local Local Health Services 622110 General Medical and Surgical Hospitals Local Local Health Services 622210 Psychiatric and Substance Abuse Hospitals Local Local Health Services 622310 Specialty (except Psychiatric and Substance Abuse) Hospitals Local Local Health Services 623110 Nursing Care Facilities (Skilled Nursing Facilities) Local Local Health Services 623210 Residential Intellectual and Developmental Disability Facilities Local Local Health Services 623220 Residential Mental Health and Substance Abuse Facilities Local Local Health Services 623311 Continuing Care Retirement Communities Local Local Health Services 623312 Assisted Living Facilities for the Elderly Local Local Health Services 623990 Other Residential Care Facilities Local Local Health Services 624110 Child and Youth Services Local Local Community and Civic Organizations 624120 Services for the Elderly and Persons with Disabilities Local Local Community and Civic Organizations 624190 Other Individual and Family Services Local Local Community and Civic Organizations 624210 Community Food Services Local Local Community and Civic Organizations 624221 Temporary Shelters Local Local Community and Civic Organizations 624229 Other Community Housing Services Local Local Community and Civic Organizations 624230 Emergency and Other Relief Services Local Local Community and Civic Organizations 624310 Vocational Rehabilitation Services Local Local Education and Training 624410 Child Day Care Services Local Local Personal Services (Non-Medical) 711110 Theater Companies and Dinner Theaters Traded Performing Arts 711120 Dance Companies Traded Performing Arts 711130 Musical Groups and Artists Traded Performing Arts 711190 Other Performing Arts Companies Traded Performing Arts 711211 Sports Teams and Clubs Traded Hospitality and Tourism 711212 Racetracks Traded Hospitality and Tourism 711219 Other Spectator Sports Traded Hospitality and Tourism 711310 Promoters of Performing Arts, Sports, and Similar Events with Facilities Traded Performing Arts 711320 Promoters of Performing Arts, Sports, and Similar Events without Facilities Traded Performing Arts 711410 Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures Traded Performing Arts 711510 Independent Artists, Writers, and Performers Traded Performing Arts 712110 Museums Traded Hospitality and Tourism 712120 Historical Sites Traded Hospitality and Tourism 712130 Zoos and Botanical Gardens Traded Hospitality and Tourism 712190 Nature Parks and Other Similar Institutions Traded Hospitality and Tourism 713110 Amusement and Theme Parks Traded Hospitality and Tourism 713120 Amusement Arcades Traded Hospitality and Tourism D-19 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 713210 Casinos (except Casino Hotels)Traded Hospitality and Tourism 713290 Other Gambling Industries Traded Hospitality and Tourism 713910 Golf Courses and Country Clubs Local Local Hospitality Establishments 713920 Skiing Facilities Traded Hospitality and Tourism 713930 Marinas Traded Hospitality and Tourism 713940 Fitness and Recreational Sports Centers Local Local Hospitality Establishments 713950 Bowling Centers Local Local Hospitality Establishments 713990 All Other Amusement and Recreation Industries Traded Hospitality and Tourism 721110 Hotels (except Casino Hotels) and Motels Traded Hospitality and Tourism 721120 Casino Hotels Traded Hospitality and Tourism 721191 Bed-and-Breakfast Inns Traded Hospitality and Tourism 721199 All Other Traveler Accommodation Traded Hospitality and Tourism 721211 RV (Recreational Vehicle) Parks and Campgrounds Traded Hospitality and Tourism 721214 Recreational and Vacation Camps (except Campgrounds) Traded Hospitality and Tourism 721310 Rooming and Boarding Houses Traded Hospitality and Tourism 722310 Food Service Contractors Local Local Hospitality Establishments 722320 Caterers Local Local Hospitality Establishments 722330 Mobile Food Services Local Local Food and Beverage Processing and Distribution 722410 Drinking Places (Alcoholic Beverages) Local Local Hospitality Establishments 722511 Full-Service Restaurants Local Local Hospitality Establishments 722513 Limited-Service Restaurants Local Local Hospitality Establishments 722514 Cafeterias, Grill Buffets, and Buffets Local Local Hospitality Establishments 722515 Snack and Nonalcoholic Beverage Bars Local Local Hospitality Establishments 811111 General Automotive Repair Local Local Motor Vehicle Products and Services 811112 Automotive Exhaust System Repair Local Local Motor Vehicle Products and Services 811113 Automotive Transmission Repair Local Local Motor Vehicle Products and Services 811118 Other Automotive Mechanical and Electrical Repair and Maintenance Local Local Motor Vehicle Products and Services 811121 Automotive Body, Paint, and Interior Repair and Maintenance Local Local Motor Vehicle Products and Services 811122 Automotive Glass Replacement Shops Local Local Motor Vehicle Products and Services 811191 Automotive Oil Change and Lubrication Shops Local Local Motor Vehicle Products and Services 811192 Car Washes Local Local Motor Vehicle Products and Services 811198 All Other Automotive Repair and Maintenance Local Local Motor Vehicle Products and Services 811211 Consumer Electronics Repair and Maintenance Local Local Household Goods and Services 811212 Computer and Office Machine Repair and Maintenance Local Local Commercial Services 811213 Communication Equipment Repair and Maintenance Local Local Household Goods and Services 811219 Other Electronic and Precision Equipment Repair and Maintenance Local Local Industrial Products and Services 811310 Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Local Local Commercial Services 811411 Home and Garden Equipment Repair and Maintenance Local Local Commercial Services 811412 Appliance Repair and Maintenance Local Local Commercial Services 811420 Reupholstery and Furniture Repair Local Local Household Goods and Services 811430 Footwear and Leather Goods Repair Local Local Personal Services (Non-Medical) 811490 Other Personal and Household Goods Repair and Maintenance Local Local Personal Services (Non-Medical) 812111 Barber Shops Local Local Personal Services (Non-Medical) 812112 Beauty Salons Local Local Personal Services (Non-Medical) 812113 Nail Salons Local Local Personal Services (Non-Medical) 812191 Diet and Weight Reducing Centers Local Local Personal Services (Non-Medical) 812199 Other Personal Care Services Local Local Personal Services (Non-Medical) 812210 Funeral Homes and Funeral Services Local Local Health Services D-20 NAICS 2017 Adj. Code Label Traded vs Local Cluster Name 812220 Cemeteries and Crematories Local Local Health Services 812310 Coin-Operated Laundries and Drycleaners Local Local Personal Services (Non-Medical) 812320 Drycleaning and Laundry Services (except Coin-Operated) Local Local Commercial Services 812331 Linen Supply Local Local Commercial Services 812332 Industrial Launderers Local Local Commercial Services 812910 Pet Care (except Veterinary) Services Local Local Personal Services (Non-Medical) 812921 Photofinishing Laboratories (except One-Hour) Local Local Personal Services (Non-Medical) 812922 One-Hour Photofinishing Local Local Personal Services (Non-Medical) 812930 Parking Lots and Garages Local Local Motor Vehicle Products and Services 812990 All Other Personal Services Local Local Personal Services (Non-Medical) 813110 Religious Organizations Local Local Community and Civic Organizations 813211 Grantmaking Foundations Local Local Community and Civic Organizations 813212 Voluntary Health Organizations Local Local Community and Civic Organizations 813219 Other Grantmaking and Giving Services Local Local Community and Civic Organizations 813311 Human Rights Organizations Local Local Community and Civic Organizations 813312 Environment, Conservation and Wildlife Organizations Local Local Community and Civic Organizations 813319 Other Social Advocacy Organizations Local Local Community and Civic Organizations 813410 Civic and Social Organizations Local Local Community and Civic Organizations 813910 Business Associations Local Local Community and Civic Organizations 813920 Professional Organizations Traded Education and Knowledge Creation 813930 Labor Unions and Similar Labor Organizations Local Local Community and Civic Organizations 813940 Political Organizations Local Local Community and Civic Organizations 813990 Other Similar Organizations (except Business, Professional, Labor, and Political Organiza Local Local Community and Civic Organizations 902611 1 Elementary and Secondary Schools (State Government)Local Local Education and Training 903611 1 Elementary and Secondary Schools (Local Government)Local Local Education and Training 902612 1 Colleges, Universities, and Professional Schools (State Government)Traded Education and Knowledge Creation 902619 1 All Other Schools and Educational Support Services (State Government)Traded Education and Knowledge Creation 903612 1 Colleges, Universities, and Professional Schools (Local Government)Traded Education and Knowledge Creation 903619 1 All Other Schools and Educational Support Services (Local Government)Traded Education and Knowledge Creation 902622 1 Hospitals (State Government)Local Local Health Services 903622 1 Hospitals (Local Government)Local Local Health Services 901149 3 US Postal Service Local Local Federal Government 901199 3 Federal Government, Civilian, Excluding Postal Service Local Local Federal Government 901200 3 Federal Government, Military Local Local Federal Government 902999 3 State Government, Excluding Education and Hospitals Local Local State Government 903999 3 Local Government, Excluding Education and Hospitals Local Local Government Notes: 1. Added industry to cluster group 2.2012 to 2017 NAICS change 3.New created cluster Source : Delgado, M., M.E. Porter, and S. Stern (2014), "Defining Clusters of Related Industries."; EMSI; TNDG D-21 APPENDIX E EMSI Business Sector Adjustments by Industry FINAL INITIAL STUDY/ NEGATIVE DECLARATION CYPRESS BUSINESS PARKS MODERNIZATION AND INTEGRATION PROJECT (SPECIFIC PLAN) CYPRESS, CALIFORNIA SCH NO. 2025030615 APRIL 2025 Appendix D This page intentionally left blank F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» i TABLE OF CONTENTS TABLE OF CONTENTS ............................................................................................................................... i LIST OF ACRONYMS AND ABBREVIATIONS ............................................................................................ iii 1.0 INTRODUCTION ................................................................................................ 1-1 1.1 Index of Comments Received ............................................................................................ 1-1 1.2 Format of Response to Comments ................................................................................... 1-2 2.0 RESPONSE TO COMMENTS ............................................................................... 2-1 2.1 State Agencies ................................................................................................................... 2-3 2.2 Local Agencies ................................................................................................................. 2-15 2.3 Interested Parties ............................................................................................................ 2-18 3.0 ERRATA ............................................................................................................ 3-1 APPENDICES A: DRAFT INITIAL STUDY/ NEGATIVE DECLARATION C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» ii This page intentionally left blank F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» iii LIST OF ACRONYMS AND ABBREVIATIONS ALUC Airport Land Use Commission ARTIC Anaheim Regional Transportation Intermodal Center Caltrans California Department of Transportation CBPSP Cypress Business Park Specific Plan CCR California Code of Regulations CEC California Energy Commission CEQA California Environmental Quality Act City City of Cypress CU Conditional Uses CUP Conditional Use Permit du/ac dwelling units per acre FAR floor area ratio GHG greenhouse gas HCM Highway Capacity Manual IS/ND Initial Study/Negative Declaration NOI Notice of Intent OC San Orange County Sanitation District OCTA Orange County Transportation Authority PD Planning Director project Cypress Business Parks Modernization and Integration Project PU Permitted Uses; also Prohibited Uses RTP/SCS Regional Transportation Plan/Sustainable Communities Strategy R/W right-of-way SCAG Southern California Association of Governments SHS State Highway System TIA Traffic Impact Analysis VMT vehicle miles traveled ZEV zero emission vehicle C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» iv This page intentionally left blank F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 1-1 1.0 INTRODUCTION This section comprises the Final Initial Study/Negative Declaration (IS/ND) for the proposed Cypress Business Parks Modernization and Integration Project (Specific Plan) located in the southern portion of the City of Cypress (City), California. The purpose of this document is to respond to all comments received by the City regarding the environmental information and analyses contained in the IS/ND. It is composed of an Errata (with strikethrough and underline text showing changes from the original text), comments received during the public review period, and responses to those comments. The Draft IS/ND and its appendices are included as Appendix A to this Final IS/ND. Consistent with State CEQA Guidelines Section 15073 and in accordance with the City’s Local California Environmental Quality Act (CEQA) Procedures, a Notice of Intent (NOI) to adopt a Mitigated Negative Declaration was sent to responsible agencies and trustee agencies in addition to various public agencies, citizen groups, and interested individuals concerned with the project. In addition, the NOI was filed with the Orange County Clerk-Recorder and the State Clearinghouse on March 14, 2025. The Draft IS/ND was circulated for public review for a period of 20 days, from March 14, 2025, to April 2, 2025. Copies of the Draft IS/ND were made available for public review at the Cypress City Hall (by appointment only) and on the City’s website for the proposed project. Comments were accepted for a period of 20 days to ensure adequate time for the general public and agencies to comment on the Draft IS/ND. Three comment letters were received during the public review period. Comments were received from one State agency, one local agency, and one interested party. The City is the Lead Agency under CEQA and is required to consider agency and public comments on the IS/ND. Although preparation of responses to comments on an IS/ND is not required, responses have been prepared. Information provided in this Final IS/ND clarifies, amplifies, or makes minor modifications to the Draft IS/ND. No significant changes have been made to the information contained in the Draft IS/ND as a result of the responses to comments, and no significant new information has been added that would require recirculation of the Draft IS/ND (State CEQA Guidelines Section 15073.5). 1.1 INDEX OF COMMENTS RECEIVED The following is an index list of the comments received on the IS/ND prior to the close of the public comment period. Each comment letter received is indexed with an alphanumeric code below. Comment Letter Index Comment Code Signatory Date State Agencies S-1 California Department of Transportation, District 12 (Caltrans) April 2, 2025 Local L-1 Orange County Sanitation District (OC San) April 1, 2025 Interested Parties IP-1 Allyssa J. Holcomb on behalf of Warland Investments Company and Affiliated Entities April 2, 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 1-2 1.2 FORMAT OF RESPONSE TO COMMENTS Responses to each of the comment letters are provided on the following pages. The comment index numbers are provided in the upper right-hand corner of each comment letter, and individual points within each letter are numbered along the right-hand margin of each letter. The City’s responses to each comment letter immediately follow the letter and are referenced by index numbers in the margins. As noted in some of the responses, a proposed Errata, with text revisions, has been prepared and provided as Section 3.0 of this Final IS/ND to provide corrections and clarifications to the Draft IS/ND. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-1 2.0 RESPONSE TO COMMENTS C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-2 This page intentionally left blank F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-3 2.1 STATE AGENCIES CALIFORNIA STATE TR A NSPORTATIO N A GENCY California Department of Transportation DISTRICT 12 1750 East 4 th Street, Suite l 00 I SANTA ANA, CA 92705 (657) 328-6000 I FAX (657) 328-6522 TTY 711 https://dot.ca.qov/caltrans-near-me/district-12 April 2, 2025 Ms. Alicia Velasco Planning Director City of Cypress 5275 Orange Avenue. Cypress, CA. 90630 Dear Ms. Velasco, File: LDR/CEQA SCH: 2025030615 l 2-ORA-2025-02775 SR-39 PM l 0.635 SR-22 PM R2.294 SR-405 PM 22.251 SR-605 PM Rl .429 GAVIN NEWSOM, GOVERNOR •• lizltrans• Thank you for including the California Department of Transportation [Caltrans) in the review of the Negative Declaration ( ND) for the Cypress Business Parks Modernization and Integration Project. The City of Cypress is proposing the Cypress Business Parks Modernization and Integration Project to consolidate and modernize five existing Specific Plans into a single comprehensive Specific Plan for the Cypress Business Parks. Covering approximately 439 acres in southern Cypress , the project integrates the Lus k- Cypress Industrial Park Specific Plan, Cypress Corporate Center Master Plan and Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, and the Cypress Business and Professional Cent er Specific Plan. The project aims to streamline land use regulations, update development standards [e.g., landscaping, signage, and lighting), modernize land use definitio ns , a n d improve project approval processes. While most land uses will remain unchanged, a small portion of the Specific Plan area will be amended to allow for high-density residential development (up to 60 dwelling units per acre) to support the Cit y 's Regional Housing Needs Assessment as re quired in the 2021-2029 Housing Elem e nt. The pro ject requires approvals for a General Plan Amendment , Zoning Ordinance Amendment, and Specific Plan Amendment. If adopted, the Cypress Business Park Specific Plan will serve as the governing document for all future development within the area. The land that is proposed to be included within the Specific Plan is in the southern portion of the City of Cypress within range County. The City of Cypress is orde red on the north by the cities of La Palma and Buena Park, on the east by the cities of Ana h e im and Stanton, on the so uth a nd w e st by the city of Lo s Alamit os, and o n the west by the cities of Long Bea c h , Hawaiian G ardens , and Lakewo o d. Regional access to the Specific Plan is provided by the San G abriel Ri v er Freeway [Interstate 605) and the San Di e go Fre e way [Interstat e 405) to the w e st, and th e G arde n Grove Freeway "Imp roving li ves a n d c o mmunities through tra nsport a ti on." S-1 S-1-1 City of Cypress April 2, 2025 Page 2 (State Route [SR-] 22), and Beach Boulevard (SR-39). Local access is provided by Katella Avenue and West Cerritos Avenue (the east-west arterials) and Valley View Street to the north and south. The Cypress Business Park Specific Plan encompasses the land within the existing Business Park planning area, which includes the existing five Specific Plan areas (Lusk/Cypress Industrial Park Specific Plan , Cypress Corporate Center original and Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Cypress Business and the Professional Center Specific Plan). The proposed Specific Plan area is generally bounded by West Cerritos A venue to the north, Kat ell a A venue to the south, Knott A venue to the east, and Lexington Drive to the west, Specific Plan Area, Project Area and Regional Vicinity. The general land uses immediately surrounding the Specific Plan Area include a mix of residential and commercial uses to the north, and residential uses, and public parks to the south. The areas east and west of the Specific Plan are outside of the Cypress City limits. The surrounding areas within the vicinity of the Specific Plan consist of urban development. Farther south of the Specific Plan boundaries , across the Rossmoor Storm Channel, is the Joint Forces Training Base Los Alamitos. State Route 39, State Route 22, State Route 405 and State Route 605 are all owned and operated by Caltrans. Therefore, Caltrans is a responsible agency on this project, and has the following comments: l. On page 4-73 of the IS/ND, Caltrans looks forward to City's further discussion about existing transit services for all on local, intercounty and regional bus services including the connectivity to rail services from the nearest train stations provided by Metrolink and/ or Amtrak Pacific Surfliner to the proposed project locations. 2. Please provide discussion about City's multi modal mobility strategies and opportunities to connect and/or expand transit services locally and regionally. 3. Encourage the use of transit among future residents , visitors, and workers of the proposed areas of developments. Increasing multimodal transportation will lead to a reduction to congestion, Vehicle Miles Trave led and improve air quality. 4. During any constru c ti on, please ensure that appropriate detours and safety measures are in place that prioritize the mobility, access, and safety of bicyclists, pedestrians, and transit users. 5. Well-lit loading docks and parking spots improve safety. Delivery areas need to be clearly marked so delivery drivers are easily seen by either on-street traffi c or delivery yard employees, o ther truck drivers, or warehouse operati ons (such as forklifts). "Improving li ve s and co mmunitie s thro ugh transportati on ." S-1-1 S-1-2 S-1-3 S-1-4 S-1-5 S-1-6 City of Cypress April 2, 2025 Page 3 6. Consider pricing strategies to incentivize and encourage greater use of ZEV trucks can reduce emissions for surrounding communities. 7. Please consider the creation of emergency plans that include emergency routes and paths, can alleviate congestion in the event of an emergency and allow EMS to easily access the site. 8. Consider installing bicycle parking for workers in order to encourage active transportation, especially in areas supported by transit. 9. Please provide electric charging stations for personal vehicle use. l 0. Support dedicated truck routes to decrease truck impacts to the local community. 11. Please consider Incident Response Plans which keep critical entrances open for emergency personnel. Plans should also include alternative local roads and highways, so roadways do not become congested during an emergency. 12. Consider including zero or near zero emissions infrastructure or electric shore power infrastructure for truck drivers and cargo handling equipment can reduce GHG and heat emissions. 13. Please consider leveraging strategic investments to maintain and modernize a multimodal freight transportation system with innovative approaches, including advanced technology to optimize integrated network efficiency, improve travel time reliability, and achieve sustainable congestion reduction. 14. Please note that future projects should not present adverse impacts to the overall transportation system including traffic circulation and the local State. Highway Systems (SHS). If future developments disrupt or impede traffic circulation or the local State Highway System, Caltrans will request a Traffic Impact Analysis (TIA) of these assets. The TIA will also need to include existing and future average daily traffic volumes, traffic generation including peak hour, traffic distribution, Highway Capacity Manual (HCM) intersection analysis along with current and projected capacities of local street, and state highways or freeways including ramps that might be impacted. 15.When analyzing future proposed projects, please note potential short-and long- term traffic impacts with respect to regional vehicle miles t raveled (VMT' s), please use the Governor's Office of Planning and Research Guidance to identify VMT related impacts. "Improving li ves and co mmunities thro ugh transportation." S-1-12 S-1-13 S-1-14 S-1-15 S-1-16 S-1-7 S-1-10 S-1-8 S-1-9 S-1-11 City of Cypress April 2, 2025 Page 4 16. If future impact analysis leads to findings of significance on State facilities, please coordinate with Caltrans District 12 Local Development on development of a Traffic Mitigation Agreement or similar effort. 17.lf any future projects are developed within Caltrans right-of-way (R/W), a required discretionary review and approval by Caltrans and an encroachment permit will be required for any work within the Caltrans R/W prior to construction. Prior to submitting to Caltrans Permit's branch, applicant should fill out Applicant's Checklist to Determine Applicable Review Process (QMAP List) Form TR-0416 to determine if project oversight/coordination with Caltrans Project Manager is needed. For more information, please visit: Encroachm ent Permits I Caltrans. And for the Caltrans Encroachment Permits System, p lease use: https://ceps.dot .ca.gov Caltrans' mission is to improve lives and communities through transportation. Please continue to coordinate with Caltrans for any future developments that could potentially impact State transportation facilities. If you have any questions, please do not hesitate to contact Julie Lugaro at Julie.lugaro@dot.ca.gov. Sincerely, Julie Lugaro for Scott Shelley Branch Chief, LOR-Climate Change-Transit Planning Caltrans, District 12 "Improving li ves and co mmunities thro ugh transportation." S-1-17 S-1-18 S-1-19 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-8 2.1.1 California Department of Transportation (Caltrans) (S-1) Letter Code: S-1 Commenter: Scott Shelley, Branch Chief, LDR-Climate Change-Transit Planning, Caltrans, District 12 Date: April 2, 2025 Response to Comment S-1-1 This comment is introductory and provides a brief overview of project-related information contained in the Draft IS/ND. The City of Cypress acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment S-1-2 This comment states that Caltrans looks forward to the City’s further discussion about existing transit services, including local, intercounty and regional bus services as well as connectivity to passenger rail services. As stated in Section 4.17, Transportation, page 4-73, of the Draft IS/ND, the proposed Specific Plan would be consistent with regulations to promote pedestrian and bicycle pathways, transit, and other actions to decrease vehicle miles traveled (VMT) within the City as detailed in the Circulation Element of the City of Cypress General Plan. Additionally, as described further on page 4-73, new land uses allowed under the proposed Specific Plan would be generally similar to the land uses already allowed under the existing specific plans. As such, any future residential development or redevelopment on these properties would be analyzed on a project-by-project basis as design and layout of the projects are determined. Any trip generation or operational characteristics under the proposed Specific Plan would be similar to what is already allowed under the various existing specific plans. As such, the project would not conflict with transit planning efforts and would not result in any impacts related to transportation. Nevertheless, for purposes of disclosure, the City acknowledges that the proposed Specific Plan is currently served by two bus routes operated by the Orange County Transportation Authority (OCTA). OCTA Route 50 provides service to the Anaheim Regional Transportation Intermodal Center (ARTIC) station, approximately 9 miles east of the Specific Plan in Anaheim, via Katella Avenue.1 OCTA Route 123 provides service to the Buena Park station, approximately 5 miles northeast of the Specific Plan in Buena Park, via Valley View Street.2 The Buena Park station provides Metrolink regional commuter rail service, and the ARTIC station provides both Amtrak and Metrolink rail service. Given that the description of the existing bus service in the vicinity of the proposed Specific Plan does not affect the analysis or conclusions in the IS/ND, no changes to the IS/ND are warranted. The City remains open to continued coordination with Caltrans to explore strategies that would enhance multimodal connectivity. 1 Orange County Transportation Authority (OCTA). 2025. System Map. February 9. Website: https://www. octa.net/ebusbook/RoutePdf/SystemMap.pdf?n=202411 (accessed April 10, 2025). 2 Ibid. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-9 Response to Comment S-1-3 This comment requests a discussion on the City's multimodal mobility strategies and the opportunities to connect and expand transit services both locally and regionally. The City acknowledges this comment. Please refer to Response to Comment S-1-2. Additionally, as described in Response to Comment S-1-2, the proposed project would be consistent with the Circulation Element of the City of Cypress General Plan, which provides goals and policies to implement a balanced, functional, and efficient circulation system, and incorporate alternative modes of travel that allow for the safe movement of people and goods. Response to Comment S-1-4 This comment encourages the use of transit among future residents, visitors, and workers of the proposed areas of developments. This comment also notes that increasing multimodal transportation will reduce traffic congestion and VMT and improve air quality. The City acknowledges this comment. Please refer to Response to Comment S-1-2 and Response to Comment S-1-3. Response to Comment S-1-5 This comment requests that appropriate detours and safety measures are in place that prioritize the mobility, access, and safety of bicyclists, pedestrians, and transit users during any construction. The City acknowledges this comment. As discussed in Section 4.17, Transportation, pages 4-73 through 4-74, the proposed Specific Plan would not, in and of itself, result in transportation impacts, as it does not include any specific development or redevelopment proposal. Therefore, it would be inappropriate to incorporate any detours and/or safety measures, including those that would prioritize the mobility, access, and safety of bicyclists, pedestrians, and transit users during any construction, into the IS/ND. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-6 This comment states that delivery areas need to be clearly marked so delivery drivers are easily seen by either on-street traffic or delivery yard employees, other truck drivers, or warehouse operations (such as forklifts). The City acknowledges this comment. Please refer to Response to Comment S-1-5. Response to Comment S-1-7 The comment requests that the proposed project consider pricing strategies to incentivize and encourage greater use of zero emission vehicle (ZEV) trucks that can reduce emissions for surrounding communities. As described in Section 4.3, Air Quality, of the Draft IS/ND, the proposed project would result in less than significant impacts related to air quality. Therefore, no mitigation would be required to reduce air quality impacts. No changes have been made to the IS/ND in response to this comment. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-10 Response to Comment S-1-8 This comment encourages the creation of emergency plans that include emergency routes and paths, which can alleviate congestion in the event of an emergency and allow emergency medical services to easily access the site. As discussed in Section 4.9, Hazards and Hazardous Materials, page 4-43, the proposed project would permit/increase residential densities of up to 60 dwelling units per acre (du/ac) on two properties within the proposed Specific Plan Area. However, the properties are not located along an emergency evacuation route according to the emergency evacuation route map included in the City’s General Plan Safety Element (2001). Additionally, all emergency evacuation activities are coordinated by the City’s Police Chief. The Police Chief would issue evacuation orders based on information gathered from emergency experts. Evacuation operations would be conducted by law enforcement agencies, highway/road/street departments, and public and private transportation providers. As such, future development projects under the proposed Specific Plan would be required to conform with the adopted emergency response or evacuation plan set forth by the City. Additionally, as stated in Section 4.17 Transportation, pages 4-73 through 4-74, the City’s Circulation Element would improve emergency access throughout the City for police, fire, and emergency protection services by reducing long-term congestion. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-9 This comment requests that the proposed project consider installing bicycle parking for workers in order to encourage active transportation, especially in areas supported by transit. As stated in Section 4.17, Transportation, page 4-73, the proposed Specific Plan is consistent with regulations to promote pedestrian and bicycle pathways, transit, and other actions to decrease VMT within the City. Additionally, the proposed project does not include any specific development or redevelopment proposal. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-10 This comment requests that the proposed project provide electric charging stations for personal vehicle use. As described in Regulatory Compliance Measure (RCM) AQ-5 in Section 4.3, Air Quality, of the Draft IS/ND, all future residential development projects within the proposed Specific Plan would be required to comply with Title 24 of the California Code of Regulations (CCR) established by the California Energy Commission (CEC) regarding energy conservation and green-building standards. Non-residential development projects within the proposed Specific Plan would also be required to comply with Title 24, which sets forth requirements pertaining to the provision of charging stations for electric vehicles. Because this information is already described in the IS/ND, no changes to the IS/ND are warranted in response to this comment. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-11 Response to Comment S-1-11 This comment requests that the proposed project support dedicated truck routes to decrease truck impacts to the local community. The City acknowledges this comment. The City has established designated truck routes along its major arterials, including Katella Avenue and Valley View Street, in the vicinity of the proposed Specific Plan. It is assumed that truck trips associated with the proposed Specific Plan’s uses would utilize the City’s established truck routes. Additionally, future development under the Specific Plan would be subject to policies described in the Circulation Element of the General Plan, as well as other policies that promote reduction of VMT. As such, the proposed project would not create truck-related impacts on the local community. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-12 This comment requests that the proposed project consider the inclusion of Incident Response Plans, which keep critical entrances open for emergency personnel. Plans should also include alternative local roads and highways so that roadways do not become congested during an emergency. Please refer to Response to Comment S-1-8. Response to Comment S-1-13 This comment requests that the proposed project consider including zero or near zero emissions infrastructure or electric shore power infrastructure for truck drivers and cargo handling equipment to reduce GHG and heat emissions. As discussed in Section 4.8, Greenhouse Gas Emissions, page 4-38, future additional development allowed under the proposed Specific Plan would be evaluated for its potential to interfere with the Southern California Association of Governments’ (SCAG) ability to achieve the region’s greenhouse gas (GHG) reduction target of 19 percent below 2005 per capita emissions levels by 2035, and whether regional mobile emissions would decrease in line with the goals of the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Based on the nature of the proposed project, it is anticipated that implementation of the proposed project would not interfere with SCAG’s ability to implement the regional strategies outlined in the RTP/SCS. Additionally, future projects would be required to comply with Title 24 of the CCR established by the CEC regarding energy conservation and green-building standards. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-14 This comment requests that the proposed project consider leveraging strategic investments to maintain and modernize a multimodal freight transportation system with innovative approaches, including advanced technology to optimize integrated network efficiency, improve travel time reliability, and achieve sustainable congestion reduction. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-12 As stated in Section 4.17, Transportation, page 4-73, the proposed Specific Plan is consistent with the Circulation Element of the City of Cypress General Plan, which provides goals and policies to implement a balanced, functional, and efficient circulation system. The Specific Plan incorporates alternative modes of travel, including pedestrian and bicycle pathways, transit, and other actions to decrease VMT within the City. The proposed project does not include any specific development or redevelopment proposals at this time and would not, in and of itself, result in transportation impacts. Any future development or redevelopment under the Specific Plan will be subject to policies described in the Circulation Element of the General Plan, as well as other policies that promote the reduction of VMT. Any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-15 This comment states that future projects should not present adverse impacts on the overall transportation system including traffic circulation and the State Highway System (SHS). If future developments disrupt or impede traffic circulation or the local State Highway System, Caltrans will request a Traffic Impact Analysis (TIA) of these assets. The TIA will also need to include existing and future average daily traffic volumes, traffic generation including peak hour, traffic distribution, Highway Capacity Manual (HCM) intersection analysis along with current and projected capacities of local street, and state highways or freeways including ramps that might be impacted. Please refer to Response to Comment S-1-5. Additionally, as discussed in Section 4.17, Transportation, pages 4-73 through 4-74, future development under the Specific Plan would be subject to the policies described in the Circulation Element of the General Plan, as well as other policies that promote reduction of VMT. Any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines. No changes have been made to the IS/ND in response to this comment. Response to Comment S-1-16 This comment states that when analyzing future proposed projects, please note potential short- and long-term traffic impacts with respect to regional vehicle miles traveled (VMT's), please use the Governor's Office of Planning and Research Guidance to identify VMT related impacts. The City acknowledges this comment. Please refer to Response to Comment S-1-5 and Response to Comment S-1-15. Response to Comment S-1-17 This comment states that if future impact analysis leads to findings of significance on State facilities, please coordinate with Caltrans District 12 Local Development on development of a Traffic Mitigation Agreement or similar effort. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-13 The City acknowledges this comment. The City will coordinate with Caltrans District 12 Local Development on development of a Traffic Mitigation Agreement if future impact analyses identify potentially significant impacts on State facilities. Response to Comment S-1-18 This comment states that if any future projects are developed within Caltrans right-of-way (R/W), a required discretionary review and approval by Caltrans and an encroachment permit will be required for any work within the Caltrans R/W prior to construction. This comment provides the guidelines for submitting to Caltrans Permit's branch and provides a website link. The City acknowledges this comment. Please refer to Response to Comment S-1-5. Response to Comment S-1-19 This comment provides concluding remarks and contact information. The City acknowledges this comment and looks forward to future communications with Caltrans. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-14 This page intentionally left blank F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-15 2.2 LOCAL AGENCIES April 1, 2025 Alicia Velasco, Planning Director City of Cypress, Planning Division 5275 Orange Avenue, Cypress, CA 90630 SUBJECT: Cypress Business Parks Modernization and Integration Project - Notice of Intent to Adopt a Negative Declaration _______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ Thank you for providing the Notice of Intent to Adopt a Negative Declaration for the Cypress Business Parks Modernization and Integration Project. The Orange County Sanitation District (OC San) has reviewed the Negative Declaration and would like to provide clarification regarding Section 4.10.1 – it states that “If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department.” A discharge permit will also need to be obtained from OC San if dewatered groundwater is being discharged to the sanitary sewer system. If you have any questions, please contact Kevin Hadden, Principal Staff Analyst, Planning Division, at (714) 593-7462. Justin Fenton Engineering Manager Planning Division (714) 593-7386 AB:KH:op https://ocsdgov.sharepoint.com/sites/Planning/CEQA Externally Generated/2025 Comment Letters/City of Cypress Response - Cypress Business Parks Modernization and Integration Project - Notice of Intent - 20250401.docx cc: Jason Daniel, OC San Digitally signed by Justin Fenton Date: 2025.04.01 17:35:10-07'00' L-1-1 L-1-3 L-1-2 L-1 F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-17 2.2.1 Orange County Sanitation District (OC San) (L-1) Letter Code: L-1 Commenter: Justin Fenton, Engineering Manager, Planning Division, OC San Date: April 1, 2025 Response to Comment L-1-1 This comment is introductory and provides contact information. The City of Cypress acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment L-1-2 This comment provides input regarding Section 4.10.1, Hydrology and Water Quality, of the Draft IS/ND. The comment notes that a discharge permit would also need to be obtained from OC San if dewatered groundwater would be discharged to the sanitary sewer system. Page 4-45 in Section 4.10, Hydrology and Water Quality, of the Draft IS/ND has been revised to clarify that a discharge permit from OC San would also be required if dewatered groundwater would be discharged to the sanitary sewer system. Please refer to Section 3.0, Errata, for a description of the revision to the Draft IS/ND. Adding clarification that a discharge permit would be required from OC San if certain circumstances were to occur represents a minor modification to the IS/ND. As such, the revisions made to the IS/ND in connection with this comment would not add significant new information to the document that would trigger the need to recirculate the Draft IS/ND. Response to Comment L-1-3 This comment provides concluding remarks and contact information. The City acknowledges this comment and looks forward to future communications with OC SAN. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-18 2.3 INTERESTED PARTIES IP-1-1 IP-1 IP-1-2 IP-1-4 Type text here IP-1-3 IP-1-6 IP-1-5 IP-1-7 IP-1-8 Allyssa J. Holcomb Direct Dial No. (714) 384-4313 Email Address aholcomb@garrettllp.com March 27, 2025 (714) 384-4300 www.garrettllp.com {10884989.6} Address: 3200 Bristol Street, Suite 850, Costa Mesa, CA 92626 AZ) VIA EMAIL (avelasco@cypressca.org) City of Cypress, Planning Division 5275 Orange Avenue Cypress, California 90630 Attn: Alicia Velasco, Planning Director Re: Draft Cypress Business Park Specific Plan Amendment and Modernization Effort Dear Ms. Velasco: As you know, this firm represents Warland Investments Company and affiliated entities (collectively, “Warland”). We are submitting this letter on behalf of Warland in response to the draft Cypress Business Park Specific Plan (“Specific Plan”) and Proposed Cypress Zoning Ordinances Definitions (“Definitions”) prepared by the City of Cypress (“City”). The City recently prepared an Initial Study (“Initial Study”) and draft Negative Declaration (“ND” and, collectively with the Initial Study, “IS/ND”) in connection with the proposed Specific Plan, and we understand the Specific Plan will be submitted to City Council for approval following the expiration of the April 2, 2025 comment period for the IS/ND. Warland appreciates the City providing the draft Specific Plan to Warland for its review and comment. While Warland has not had the opportunity to review in detail the materials submitted in connection with the IS/ND, this letter outlines some of the high-level issues and questions that Warland has regarding the Specific Plan. As you are well aware, Warland has two major concerns regarding any change to the current specific plan: • First, any change that allows ANY type of last-mile or middle-mile delivery of goods from the Cypress Business Park into the surrounding neighborhoods (logistics) will result in a significant increase of traffic and will likely create a backlash from Cypress residents that will undermine the long-term viability of the Business Park. • Second, any change that strips the City Council of current decision-making powers and vests those decisions in the hands of unelected staff is unacceptable. With those two concerns in mind, here are the major issues we identified regarding the proposed Specific Plan: 1. There is significant overlap between the proposed definitions of “Distribution” and “Logistics facility” as defined in the Definitions, and a lack of objective criteria to distinguish one from the other. IP-1-9 IP-1-10 IP-1-11 Alicia Velasco, Planning Director March 27, 2025 Page 2 {10884989.6} 2. Logistics facilities are not prohibited by the proposed Specific Plan (contrary to what has previously been stated both publicly and privately by City officials). 3. The City Council’s discretion related to administrative determinations and interpretations by the Planning Director related to land use is unclear. 4. The proposed Specific Plan fails to include floor area ratio (FAR) limits for Business Park (Industrial) parcels. Warland’s concerns regarding the above issues are explained in more detail below, along with questions arising from those concerns. 1. LACK OF DISTINCTION BETWEEN PROPOSED DEFINITIONS OF DISTRIBUTION AND LOGISTICS. As an initial matter, there appears to be significant overlap between the proposed definitions of “Distribution” and “Logistics facility” set forth in the Definitions, and there are no clear and unequivocal objective elements distinguishing one from the other: “Distribution. A building or facility which serves as a central location for the short-term handling and transfer of goods, materials, or merchandise intended for redistribution to retailers, businesses, or consumers. Distribution facilities are characterized by regular incoming and outgoing shipments and typically involve activities such as sorting, consolidation, staging, and packing of goods for dispatch. Although storage of goods does occur, it is a secondary function to their movement.” “Logistics facility. A specialized site that coordinates storage, order fulfillment, processing, and transportation services for various products and finished consumer goods. These facilities are engineered for high-capacity and high-frequency order fulfillment, catering especially to e-commerce, retail distribution, and supply chain management. They typically incorporate advanced technologies for inventory tracking and automation. Distinct from distribution facilities, logistics centers emphasize not only the movement of goods but also comprehensive management of inventory, returns, and overall supply chain operations.” As you are aware, concerns about potential “logistics uses” within the Cypress Business Park have been raised during public meetings in recent months, and your attempts to clarify the distinction were not totally effective. It is clear that there is significant overlap between the two. For example, during the November 18, 2024 City Council meeting, (“November 18 Meeting”), you defined third-party logistics as “businesses that provide short-term storage and fulfillment services for finished consumer goods,” which definition actually aligns more closely with Distribution as defined in the Definitions, which describe the “short-term handling and transfer of goods.” During that meeting, you also said that “first party logistics would generally be considered distribution” and “distribution or what you would maybe call first party logistics are the fulfillment of your own orders.” However, the proposed Definitions make no distinction between first-party logistics (1PL) and third-party logistics (3PL). Ultimately, the definitions of “Distribution” and “Logistics facility” set forth in the Definitions create substantial uncertainty for residents, the City Council, and current and future operators within the City. IP-1-11 IP-1-12 Alicia Velasco, Planning Director March 27, 2025 Page 3 {10884989.6} • As written, the City would have incredibly broad discretion to deem one use “Distribution” and another “Logistics facility” based on the subjective determination of the Planning Department, rather than objective criteria that can be consistently applied. Please explain how the City derived the proposed defined terms “Distribution” and “Logistics facility” set forth in the Definitions (including any examples of where the same definitions are used in other municipalities or otherwise), as well as what the City was trying to accomplish by creating separate definitions for those uses 2. LOGISTICS FACILITIES NOT PROHIBITED BY SPECIFIC PLAN It is unclear why “Logistics facility” is defined at all since that term is never actually used in the Specific Plan. In fact, the word “logistics” is only used once in an introductory paragraph in Section 1.4. Since the term is never used again, it is impossible to determine why the City defined “Logistics facility” at all – particularly in light of how interchangeable the definition is with Distribution. Every other defined term in the Definitions is referenced in Table 4.2.2 (Land Uses and Permit Requirements) of the Specific Plan, which sets forth in detail the Permitted Uses (PU), Conditional Uses (CU), Prohibited Uses (PU), and Uses Requiring Planning Director Approval (PD); however, “Logistics facility” is the single definition that is not. This is notwithstanding that the City has repeatedly, both privately and publicly, stated that logistics uses are not permitted in the City. Again during the November 18 Meeting, you said that “third party logistics are not allowed under the [McDonnell Center Amended] Specific Plan or anywhere in the City for that matter.” • In fact, during the November 18 Meeting, you also assured the City Council members that “in the modernization we will be recommending that logistics be identified as a specifically prohibited use and then distribution as a conditional, no change to that.” However, the modernized Specific Plan does not prohibit a logistics use, and is instead completely silent on the matter. In the absence of a clear and unambiguous definition of a “Logistics facility” or a prohibition on a logistics use, there are two potential workarounds for a potential logistics user to receive approval to operate in the City per the draft Specific Plan: (a) By claiming the proposed use is “Distribution”, which likely would not be difficult given the similarities between the definitions discussed above; or (b) By the Planning Director approving the proposed use as “similar with the intent of the district as determined by the Planning Director” per the “PD” category set forth in Table 4.2.2. If Distribution is permitted, then as defined in the Definitions, a “Logistics facility” is unquestionably a similar use. Please clarify if it is the City’s position that the Specific Plan, as written, unambiguously prohibits Logistics facilities of any kind. If so, please explain. IP-1-13 IP-1-15 IP-1-14 Alicia Velasco, Planning Director March 27, 2025 Page 4 {10884989.6} 3. CITY COUNCIL DISCRETION RELATED TO ADMINISTRATIVE DETERMINATIONS BY PLANNING DIRECTOR IS UNCLEAR The introductory paragraph for Table 4.2.2 provides that the Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council. Please clarify whether the right of City Council (and/or the public) to approve and/or comment on a proposed project will be limited to appeal cases only. If so, please advise if the Planning Director’s discretion to make administrative determinations and interpretations regarding land uses will be subject to any objective standards or public notice requirements. 4. FAILURE TO INCLUDE FLOOR AREA RATIO FOR BUSINESS PARK (INDUSTRIAL) PARCELS The Specific Plan does not appear to include a floor area ratio (FAR) or lot coverage limits for properties designated as “Business Park”, which is the land use designation with the heaviest permitted industrial use in the Cypress Business Park. Pages 4-4 and 4-5 of the ND prepared in connection with the Specific Plan explicitly state that the Specific Plan will not change the maximum buildable floor area or amend the FAR limit within the area covered by the Specific Plan; however, that is not accurate. The area covered by the McDonnell Center Amended Specific Plan, for example, provides that the FAR shall not exceed 1.0:1 for any lot. The covered area is located east of Walker Street, but the Specific Plan only retains the FAR limit for properties located west of Walker Street. • The failure to specify FAR limits for all of the parcels located east of Walker Street, which constitute the majority of Cypress Business Park and could be mostly comprised of industrial buildings, could have profound impacts on the City and its residents. Overbuilding on those lots with large warehouses and the associated heavy truck or van usage would have a substantial negative impact on the environmental and overall health of the residents, and would also create the look and feel of an industrial zone. • Further, any conclusion of no impact or less than significant impact under the ND that relies on the inaccurate assumption that there will be no changes in the maximum buildable floor area or amendments to FAR limits resulting from the Specific Plan must be corrected. IP-1-16 IP-1-18 IP-1-17 Alicia Velasco, Planning Director March 27, 2025 Page 5 {10884989.6} It is unclear what the intended floor area ratio (FAR) or lot coverage limits will be for property located east of Walker Street, if any, which is where all of the parcels designated as “Business Park” (i.e., industrial) are located, so please clarify. If the City intends to remove FAR or lot coverage limits for those parcels, please explain the reasoning behind that decision. It is incumbent on the City, in choosing to modernize the Cypress Business Park’s existing specific plans, to be transparent and clear with the residents of Cypress and the members of the City Council. We are confident that once these issues have been properly addressed, the Specific Plan will be compatible with the goals of the City and be instrumental to the business park’s continued success. In an abundance of caution, Warland reserves all rights and remedies. We appreciate your time and consideration on these matters. Regards, Allyssa J. Holcomb cc: City Clerk of the City of Cypress (via email) Peter Grant, City Manager, City of Cypress (via email) Mayor David Burke, City Council, City of Cypress (via email) Mayor Pro Tem Leo Medrano, City Council, City of Cypress (via email) Council Member Kyle Chang, City Council, City of Cypress (via email) Council Member Scott Minikus, City Council, City of Cypress (via email) Council Member Bonnie Peat, City Council, City of Cypress (via email) Fred Galante, Esq., City Attorney, City of Cypress (via email) Mr. Carl W. Robertson, Jr., Warland Investments Company (via email) Ms. Hope Warschaw, Warland Investments Company (via email) Mr. Jim Brulte, California Strategies, LLC (via email) Mr. John Withers, California Strategies, LLC (via email) Mr. Michael Nytzen, Paul Hastings (via email) Lana H. Sammons, Esq. (via email) IP-1-19 IP-1-20 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-28 2.3.1 Allyssa J Holcomb on Behalf of Warland Investments Company and Affiliated Entities Letter Code: IP-1 Date: April 2, 2025 Response to Comment IP-1-1 This comment provides introductory remarks and summarizes the proposed project. The City of Cypress acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment IP-1-2 This comment claims that the City failed to meet its requirements as a lead agency under CEQA because the IS/ND (a) relied on inaccurate assumptions of objective development standards, which resulted in a fatal contradictory conclusion, and (b) failed to adequately define the "Project". This comment also advises that the City must revise and recirculate the IS/ND to correct these fundamental issues, so that the City Council Members and the public understand the full and actual implications of the proposed Specific Plan. The Draft IS/ND for the proposed project was prepared in accordance with CEQA and the State CEQA Guidelines, ensuring a thorough evaluation of the project's potential environmental impacts. The methodologies used in preparing the Draft IS/ND were prepared using the most current methodologies and are consistent with applicable City and County of Orange guidelines. Additions and corrections made to the Draft IS/ND are presented in the Errata provided in Section 3.0, Errata, of this Final IS/ND. Revising the Draft IS/ND to clarify that the proposed Specific Plan would include a nominal 5-foot increase in the maximum building height within a small portion of the overall area that it would cover represents a minor modification to the IS/ND. As such, the revisions made to the IS/ND in connection with this comment would not add significant new information to the document that would trigger the need to recirculate the Draft IS/ND. Response to Comment IP-1-3 This comment asserts that the IS/ND inaccurately concludes that the proposed Specific Plan would not change the maximum building heights or floor area within the Specific Plan area. The comment claims that the proposed Specific Plan would increase both the maximum allowable building height and the maximum allowable floor area. Specifically, the comment notes that the height would increase from 50 feet to 55 feet within the Lusk/Cypress Industrial Park Specific Plan area and from 40 feet to 55 feet within the portion of the Cypress Corporate Center Specific Plan area that adjoins the Stanton Storm Channel. Additionally, the comment notes that the City’s undated letter to the Orange County Airport Land Use Commission (ALUC), which was received by the ALUC on January 28, 2025, acknowledges the proposed increase in building height within the Lusk/Cypress Industrial Park (PC-1 zone); however, the commenter claims that the letter fails to mention the proposed height increase in the Cypress Corporate Center Specific Plan area. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-29 The City acknowledges this comment. When City staff developed the proposed Specific Plan, the objective was to consolidate five existing Specific Plans into a single, cohesive document that establishes a unified vision for the entire business park. The Specific Plan modernizes development standards while preserving the core intent of the original plans. As part of this effort, staff evaluated the maximum building heights allowed under the existing Specific Plans, which varied from none to 50 feet, 55 feet, and 99 feet. To ensure consistency across the Specific Plan area east of Walker Street, staff proposed a uniform maximum height. Recognizing that increasing the height limit to 99 feet throughout the Business Park could raise concerns with the ALUC, staff determined that setting a 55-foot height limit offered a reasonable compromise. This approach aligns with ALUC’s goals while establishing consistency across the business parks. This change would reduce the maximum building height in the McDonnell Center Specific Plan area by 44 feet; however, it would also increase the height limit in the Lusk-Cypress Industrial Park area by 5 feet. The Draft IS/ND has been revised to clarify that the proposed Specific Plan would include this nominal increase in the building height limit within a small portion of the overall area that it would cover. Given the minimal nature of this 5-foot increase and the robust setback requirements that would apply to the land that is currently within the Lusk-Cypress Industrial Park (a minimum 40-foot setback would be required for properties adjacent to residential uses), it is not expected to result in any negative impacts on adjacent properties. Importantly, the clarification of this height adjustment would not affect the environmental analysis contained in the IS/ND. Additionally, the Cypress Corporate Center Specific Plan includes a provision limiting building heights to two stories and a maximum of 40 feet for properties adjacent to the Stanton Storm Channel. While this standard applied to a limited area within one of the five original Specific Plans, it was not initially carried forward into the proposed Specific Plan as staff focused on establishing uniform development standards across the business park. However, upon further review, staff recognized the value of retaining this standard to maintain compatibility with adjacent uses. The Draft IS/ND has been revised to clarify that this provision would be included in the proposed Specific Plan. Please refer to Section 3.0, Errata, for a description of the revision to the Draft IS/ND. Adding clarification that the existing building height limits that apply to properties adjacent to the Stanton Storm Channel within the Cypress Corporate Center Specific Plan would be carried forward into the proposed Specific Plan represents a minor modification to the IS/ND. As such, the revisions made to the IS/ND in connection with this comment would not add significant new information to the document that would trigger the need to recirculate the Draft IS/ND. Response to Comment IP-1-4 This comment alleges that the proposed Specific Plan would significantly increase the maximum allowable Floor Area Ratio (FAR) within the Cypress Business & Professional Center Specific Plan area, raising the maximum FAR from a range of 0.45:1 to 0.82:1 to a new limit of 1.0:1. The comment claims that the proposed Specific Plan fails to establish any maximum FAR for properties designated as "Business Park," particularly in areas east of Walker Street. The comment also mentions that these properties, which could be developed with large industrial facilities, currently have FAR limits ranging from 0.5:1 to 1.0:1. By omitting FAR limits entirely for these areas, the commenter claims that the proposed Specific Plan risks allowing building sizes to be determined solely by height and setback requirements, potentially leading to buildings far exceeding the current FAR limits. The commenter claims that the apparent lack of FAR restrictions could result in C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-30 overdevelopment, especially for logistics and distribution uses, creating an industrial environment that could negatively impact the City’s aesthetics and character, transforming it into an industrial logistics hub instead of a balanced residential community. This could lead to significant impacts on the City and its residents, as seen in other areas of Orange County where overbuilding in key corridors has resulted in unattractive streetscapes. The comment also states that removing FAR limits would benefit industrial developers only. For residents and long-term investors like Warland, the elimination of a maximum FAR would create an unacceptable risk of compromising quality of life by increasing traffic and greenhouse gas emissions. impairing health and air quality and fundamentally altering the City's character as an attractive resident-friendly place to work and live. The City acknowledges this comment. The City’s General Plan establishes FAR limits for the entire City. Currently, the maximum FAR for all non-residential uses in each of the five original Specific Plans is 1:1 (1.0). The proposed Specific Plan would retain the maximum FAR at 1:1 without any increase. The City has identified an inconsistency in Table 4.3.2 in the proposed Specific Plan, which provides development standards that would apply to the areas within the proposed Specific Plan west of Walker Street, that lists a maximum FAR; however, Table 4.3.1, which provides development standards that would apply to areas east of Walker Street, does not. To resolve this, a clarifying note has been added to both tables in the proposed Specific Plan explaining that the maximum FAR for nonresidential uses can be found in the Land Use Element of the City’s General Plan. As described above, the City’s General Plan establishes a maximum FAR of 1.0. The comment above seems to confuse areas of the City which have a General Plan Land Use Designation of Light Industrial with the land that would be included in the proposed Specific Plan. The City’s Light Industrial Land Use Designation has a maximum FAR of 0.5:1; however, it would not apply to the area within the proposed Specific Plan. The proposed project would include the following land uses as shown in Figure 2-6 of the IS/ND, Cottonwood Church, Mixed-Use Commercial/High Density Residential, Mixed-Use Commercial/Senior Housing, Professional Office/Hotel and Support Commercial Business Park, Commercial, Professional Office, Mixed-Use Business Park, Mixed Use Business Park/General Retail Commercial. Additionally, the land within the proposed Specific Plan area would have a FAR of 1:1, consistent with the General Plan. Under the proposed Specific Plan, all non-residential properties would continue to have a maximum FAR of 1:1. Because the IS/ND already correctly states that the proposed Specific Plan would not remove or otherwise modify existing FAR limits, no changes to the IS/ND are warranted in response to this comment. Response to Comment IP-1-5 This comment outlines the requirement under CEQA to recirculate a negative declaration. This comment also claims that the IS/ND assumes that the proposed Specific Plan would not change the maximum building heights and FAR limits; however, the commenter asserts that the proposed Specific Plan would increase the maximum building heights and FAR limits. The comment also suggests that the project must be revised to address those effects, as well as any other environmental impacts resulting from the height and FAR increases, and to correct the contradictions between the proposed Specific Plan and IS/ND. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-31 Please refer to Response to Comment IP-1-3 and Response to Comment IP-1-4. As described in Response to Comment IP-1-3, the Draft IS/ND has been revised to clarify that the proposed Specific Plan would result in a modest 5-foot increase in the maximum building height limit that applies within the Lusk-Cypress Industrial Park and that the existing building height limits that apply to properties adjacent to the Stanton Storm Channel within the Cypress Corporate Center Specific Plan would be carried forward into the proposed Specific Plan. Further, Response to Comment IP-1-4 explains that the IS/ND already correctly states that the proposed Specific Plan would not remove or otherwise modify existing FAR limits. None of the revisions made to the IS/ND in connection with Response to Comment IP-1-3 would add significant new information to the document that would trigger the need to recirculate the Draft IS/ND. Response to Comment IP-1-6 This comment outlines the definition of a project per CEQA guidelines. The comment claims that the project description in the IS/ND fails to identify the proposed building height and FAR increases and vaguely explains that the proposed Specific Plan "aims to streamline land use regulations, update development standards (e.g., landscaping, signage, and lighting), modernize land use definitions, and improve project approval processes." This comment also claims that the "Project" to be evaluated by the City should have included these significant changes to the development standards in the City, which would have required an analysis of the potential impacts resulting from the additional height and floor area that would be allowed pursuant to the proposed Specific Plan. The City acknowledges this comment. Please refer to Response to Comment IP-1-2, Response to Comment IP-1-3, and Response to Comment IP-1-4. No changes to the IS/ND are warranted in response to this comment. Response to Comment IP-1-7 This comment asserts that the City Councilmembers, as well as the City's residents, are entitled to clear, accurate and unambiguous information regarding the actual impacts of the proposed Specific Plan, including, without limitation, the changes to the maximum building heights and buildable floor area limits. This comment also recommends that the City revise and recirculate the proposed Specific Plan and IS/ND to comply with its CEQA obligations and to provide the City Council and residents clear and accurate information with which they can make their decisions. Please refer to Response to Comment IP-1-2, Response to Comment IP-1-3, and Response to Comment IP-1-4. As described in Response to Comment IP-1-3, the IS/ND has been revised to clarify that the proposed Specific Plan would include a nominal 5-foot increase in the maximum building height limit that applies within the Lusk-Cypress Industrial Park and that the existing building height limits that apply to properties adjacent to the Stanton Storm Channel within the Cypress Corporate Center Specific Plan would be carried forward into the proposed Specific Plan. Further, the Response to Comment IP-1-4 explains that the IS/ND already correctly states that the proposed Specific Plan would not remove or otherwise modify existing FAR limits. None of the revisions made to the IS/ND in connection with Response to Comment IP-1-3 would add significant new information to the document that would trigger the need to recirculate the Draft IS/ND. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-32 Response to Comment IP-1-8 This comment provides concluding remarks and contact information. The City acknowledges this comment and looks forward to future communications with Warland Investments Company and Affiliated Entities. Response to Comment IP-1-9 This comment provides introductory remarks and summarizes the proposed project. The City acknowledges this comment. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment IP-1-10 This comment raises the following concerns regarding any potential changes to the existing specific plans: (1) any change that allows any type of last-mile or middle-mile delivery of goods from the Cypress Business Park into the surrounding neighborhoods (logistics) will result in a significant increase of traffic and will likely create a backlash from Cypress residents that will undermine the long-term viability of the Business Park; and (2) any change that strips the City Council of current decision-making powers and vests those decisions in the hands of unelected staff is unacceptable. The City acknowledges this comment. The City shares Warland’s concerns about the potential impacts of last-mile and middle-mile delivery operations on nearby properties. The proposed Specific Plan would not allow logistics operations of this nature. Additionally, the proposed Specific Plan would not remove or diminish the City Council’s existing decision-making authority. The proposed Specific Plan would authorize the Planning Director to make administrative determinations and interpretations regarding land uses, consistent with the Cypress Zoning Ordinance. This authority is typical of zoning ordinances. Any such determination is subject to appeal to the City Council, in accordance with the procedures outlined in the Cypress Zoning Ordinance. The Planning Director’s discretion is not unlimited and must be guided by the purpose, intent, and regulatory framework established in the proposed Specific Plan. No changes to the IS/ND are warranted in response to this comment. Response to Comment IP-1-11 This comment claims that there is significant overlap between the proposed definitions of “Distribution” and “Logistics facility” as defined in the Definitions section of the proposed Specific Plan and a lack of objective criteria to distinguish one from the other. The comment also claims that Logistics facilities are not prohibited by the proposed Specific Plan, which the commenter claims contradicts what has previously been stated both publicly and privately by City officials. The comment argues that the City Council’s discretion related to administrative determinations and interpretations by the Planning Director related to land use is unclear. Lastly, this comment claims that the proposed Specific Plan fails to include FAR limits for Business Park (Industrial) parcels. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-33 The City acknowledges this comment. The City, in coordination with its land-use experts, reviewed existing definitions of “logistics” and “distribution” uses across many government agencies; however, it should be noted that neither of these terms are currently defined in the Cypress Municipal Code. Providing definitions for land use types makes it easier to understand what is and is not permitted. Since it is impossible to predict every specific type of business (and associated land use) that may seek to locate within an area, it is important for the Municipal Code to provide guidance on what is and is not permitted. These definitions provide that guidance. The definitions were further refined by the Business Park Specific Plan Advisory Committee, which is comprised of industry professionals. The definitions are distinct in that logistics provide fulfillment, processing, and transportation services for various products and finished consumer goods. All proposed distribution facilities would require a Conditional Use Permit (CUP) to operate within the proposed Specific Plan, which is a permit authorized by the City Council following a duly-noticed public hearing process. The CUP review process would provide a transparent review process in which the public would be able to participate and share any concerns with the City Council prior to its deliberations. As described in Response to Comment IP-1-4, the IS/ND has been revised to clarify that the proposed Specific Plan would not eliminate any existing FAR limitations within the City. None of the revisions made to the IS/ND would add significant new information to the document that would trigger the need to recirculate the Draft IS/ND. Response to Comment IP-1-12 This comment highlights concerns regarding potential overlap between the proposed definitions of “Distribution” and “Logistics facility” in the proposed Specific Plan. The comment claims that there are no clear, objective distinctions between the two definitions, as both describe activities related to the handling, transfer, and storage of goods. The “Distribution” definition focuses on short-term handling and transfer of goods, while the “Logistics facility” definition includes storage, order fulfillment, and supply chain management. The comment claims that during a City Council meeting on November 18, 2024, attempts to clarify the distinction between logistics and distribution were ineffective, with definitions provided that more closely align with distribution activities. Additionally, the comment alleges a lack of differentiation between first-party logistics (1PL) and third-party logistics (3PL), which further complicates the distinction between the two terms. Finally, the comment claims that the definitions of “Distribution” and “Logistics facility” set forth in the Definitions section of the proposed Specific Plan create substantial uncertainty for residents, the City Council, and current and future operators within the City. Please refer to Response to Comment IP-1-11, above. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment IP-1-13 This comment requests an explanation on how the City derived the proposed defined terms “Distribution” and “Logistics facility” set forth in the Definitions (including any examples of where the same definitions are used in other municipalities or otherwise), as well as what the City was trying to accomplish by creating separate definitions for those uses. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-34 Please refer to Response to Comment IP-1-11. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment IP-1-14 This comment states that every other defined term in the Definitions section of the proposed Specific Plan is referenced in Table 4.2.2 (Land Uses and Permit Requirements) of the proposed Specific Plan, which sets forth in detail the Permitted Uses (PU), Conditional Uses (CU), Prohibited Uses (PU), and Uses Requiring Planning Director Approval (PD); however, “Logistics facility” is the single definition that is not. The comment claims that the City has repeatedly, both privately and publicly, stated that logistics uses are not permitted in the City. The comment notes that, during the November 18 Meeting, the City stated that “third party logistics are not allowed under the [McDonnell Center Amended] Specific Plan or anywhere in the City for that matter.” The comment states that during the November 18 Meeting, the City also assured the City Council members that “in the modernization we will be recommending that logistics be identified as a specifically prohibited use and then distribution as a conditional, no change to that.” However, the commenter claims that the proposed Specific Plan does not appear to prohibit logistics uses. The definition of “Logistics facility” was included in the proposed Specific Plan to help differentiate higher-intensity, e-commerce-driven operations from more traditional distribution uses. Logistics facilities were intentionally excluded from Table 4.2.2 (Land Use and Permit Requirements) in the proposed Specific Plan to signal that it is a prohibited use. This approach aligns with standard zoning practices, where uses that are defined but not listed in a land use table are typically considered prohibited. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment IP-1-15 This comment claims that, in the absence of a clear and unambiguous definition of a “Logistics facility” or a prohibition on a logistics use, there are two potential workarounds for a potential logistics user to receive approval to operate in the City per the proposed Specific Plan: (a) by claiming the proposed use is “Distribution”, which likely would not be difficult given the similarities between the definitions discussed above; or (b) by the Planning Director approving the proposed use as “similar with the intent of the district as determined by the Planning Director” per the “PD” category set forth in Table 4.2.2. If Distribution is permitted, then as defined in the Definitions section of the proposed Specific Plan, a “Logistics facility” is unquestionably a similar use. The commenter requests clarification of the City’s position that the proposed Specific Plan, as written, unambiguously prohibits Logistics facilities of any kind. This comment also claims that, during the November 18, 2024, City Council meeting, the City assured the City Council that logistics uses would be specifically prohibited and distribution uses would be conditional, with no changes to that approach. However, the commenter claims that the proposed Specific Plan does not appear to prohibit logistics facilities. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-35 The City acknowledges this comment. Please refer to Response to Comment IP-1-14, above. Because the comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND, no further response is required. Response to Comment IP-1-16 This comment states that the introductory paragraph for Table 4.2.2 in the proposed Specific Plan provides that the Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council. The comment requests clarification regarding whether the right of City Council (and/or the public) to approve and/or comment on a proposed project will be limited to appeal cases only. This comment also asks if the Planning Director’s discretion to make administrative determinations and interpretations regarding land uses will be subject to any objective standards or public notice requirements. The City acknowledges this comment. The proposed Specific Plan would authorize the City’s Planning Director to make administrative determinations and interpretations regarding land uses, consistent with the Cypress Zoning Ordinance. This authority is typical of zoning ordinances. Any such determination is subject to appeal to the City Council, in accordance with the procedures outlined in the Cypress Zoning Ordinance. The Planning Director’s discretion is not unlimited and must be guided by the text, purpose, intent, and regulatory framework established in the proposed Specific Plan. This comment does not contain any substantive comments or questions about the environmental analysis or conclusions contained in the Draft IS/ND; therefore, no further response is required. Response to Comment IP-1-17 This comment states that the proposed Specific Plan does not appear to include FAR or lot coverage limits for properties designated as “Business Park”, which is the land use designation with the heaviest permitted industrial use in the Cypress Business Park. The comment claims that pages 4-4 and 4-5 of the IS/ND explicitly state that the proposed Specific Plan would not change the maximum buildable floor area or amend the FAR limit within the area covered by the proposed Specific Plan; however, the commenter alleges that this information is not accurate. The comment notes that the area covered by the McDonnell Center Amended Specific Plan, for example, provides that the FAR shall not exceed 1.0:1 for any lot. The commenter further notes that the area within the McDonnell Center Amended Specific Plan is located east of Walker Street, but the proposed Specific Plan only appears to retain the FAR limit for properties located west of Walker Street. The City acknowledges this comment. Please refer to Response to Comment IP-1-4. Inasmuch as the issues raised in Response to Comment IP-1-4 are similar to those identified in this comment, no further response is required. Response to Comment IP-1-18 This comment claims that the proposed Specific Plan’s apparent failure to specify FAR limits for all of the parcels east of Walker Street, which constitute the majority of Cypress Business Park and could be mostly comprised of industrial buildings, could have profound impacts on the City and its residents. The comment also claims that overbuilding on those lots with large warehouses and the C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 2-36 associated heavy truck or van usage would have a substantial negative impact on the environmental and overall health of the residents and would also create the look and feel of an industrial zone. Further, the comment claims that any conclusion of no impact or less than significant impact under the IS/ND that relies on the inaccurate assumption that there would be no changes in the maximum buildable floor area or amendments to FAR limits resulting from the proposed Specific Plan must be corrected. The City acknowledges this comment. Please refer to Response to Comment IP-1-4. Again, the FAR limitation concerns raised in Response to Comment IP-1-4 are similar to those identified in this comment; therefore, no further response is required. Response to Comment IP-1-19 This comment requests clarification on the proposed Specific Plan’s intended FAR or lot coverage limits for properties located east of Walker Street, where all parcels designated as "Business Park" are located. This comment also requests that the City provide an explanation for its decision, if it plans to remove these limits as part of the proposed Specific Plan. The City acknowledges this comment. Please refer to Response to Comment IP-1-4 as the City’s intent with respect to FAR limits is addressed in that response. No further response is warranted. Response to Comment IP-1-20 This comment provides concluding remarks and contact information. The City acknowledges this comment and looks forward to future communications with Warland Investments Company and Affiliated Entities. F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 3-1 3.0 ERRATA This section of the Final IS/ND provides changes to the Draft IS/ND that have been made to clarify, correct, or add to the environmental impact analysis for the proposed Cypress Business Parks Modernization and Integration Project (Specific Plan). Such changes are a result of comments received by the City during the public review period for the Draft IS/ND. The changes described in this section are generally minor changes that do not constitute significant new information, change the conclusions of the environmental analysis, or require recirculation of the document (State California Environmental Quality Act [CEQA] Guidelines Section 15073.5). Such changes to the Draft IS/ND are indicated in this section under the appropriate Draft IS/ND section. Deletions are shown with strikethrough and additions are shown with underline. 1) Section 4.1, Aesthetics a. The third paragraph on page 4-3 and the first paragraph on page 4-4 shall be revised as follows: The proposed Specific Plan would not, in and of itself, have a substantial adverse effect on a scenic vista, since it does not entitle, propose, or otherwise require the construction of new development or rehabilitation of existing development. The proposed land use and zoning changes would not facilitate or entitle any physical development that would result in impacts to scenic vistas and the land uses allowed under the proposed Specific Plan Area would be generally consistent with other existing and permitted land uses in the immediately surrounding area. As result of the proposed project, the existing setbacks would be modified and a nominal 5-foot increase in the maximum building height within the area that is currently subject to the Lusk-Cypress Industrial Park Specific Plan (from 50 to 55 feet) would occur; however, the proposed project would not change the maximum building heights, maximum buildable floor area or amend the established floor-area ratio (FAR) within the Specific Plan Area. Future development projects under the proposed Specific Plan would be required to conform with applicable City standards and criteria including consistency with the General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQ A Guidelines, therefore, adoption of the Specific Plan would not result in impacts related to scenic vistas, and no mitigation is required. b. Page 4-5, second paragraph shall be revised as follows: The proposed Specific Plan Area is comprised of five of the City’s Specific Plan Areas, including PC-1, PC-2, PC-3, and PC-5 and is currently zoned Planned Business Park (PBP), and Planned Community (PC). The proposed Specific Plan would not result in impacts to existing visual character or quality of public views, as it does not include any specific development or redevelopment proposal. As stated above in Response 4.1.1(a), the proposed Specific Plan would integrate five existing specific plans into a single comprehensive specific plan, C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 3-2 incorporating a comprehensive set of performance standards, updated terminology and land use definitions, and clear and uniform entitlement and permitting requirements consistent with the City’s Municipal Code. Implementation of the proposed Specific Plan could potentially alter existing development patterns in the City by allowing higher density residential development or redevelopment on two properties within the proposed Specific Plan. As detailed in the Cypress Municipal Code, future development must comply with the City’s residential zoning district requirements, which were promulgated for the purpose of reducing impacts on scenic resources, among other things. As stated above in Response 4.1.1(a), the proposed project would not change the maximum building heights, maximum buildable floor area or amend the FAR within the Specific Plan Area. New land uses allowed within the Specific Plan Area would be generally consistent with other existing and permitted land uses in the immediately surrounding area. This revision has been made to provide clarification regarding the minimal changes to the existing building heights proposed for the portion of the Specific Plan Area that is currently subject to the Lusk-Cypress Industrial Park Specific Plan. 2) Section 4.10, Hydrology and Water Quality a. The second paragraph on page 4-45 shall be revised as follows: Future projects that disturb less than 1 acre of soil and that are not a part of a larger common plan, would be required to comply with Section 4.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site. The CALGreen Code also requires compliance with Section 13-23 of the Cypress Municipal Code. Chapter 13-23 of the Cypress Municipal Code requires projects that qualify as new development or significant redevelopment as outlined in the Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff, Orange County (Orange County MS4 Permit)(Order No. R8-2009-0030, NPDES No. CAS618030 as amended by Order No. R8-2010-0062) comply with the Orange County Drainage Area Management Plan (DAMP) and the City of Cypress Local Implementation Plan (LIP), including the preparation of a project-specific water quality management plan (WQMP) to specify BMPs that would be implemented to capture, treat, and reduce pollutants of concern in stormwater runoff (RCM HYD-2). Any groundwater dewatering during construction activities would be required to comply with the appropriate National Pollutant Discharge Elimination System (NPDES) waste discharge requirements permit, as detailed in RCM HYD-3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department and from the Orange County Sanitation District. As such, any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines. Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to the violation of water quality standards or waste discharge requirements, F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 3-3 degradation of water quality, increase in pollutant discharges, or alteration in receiving water quality, and no mitigation is required. b. The first paragraph on page 4-48 shall be revised as follows: Less Than Significant Impact. As described above, if any future development associated with the proposed project requires groundwater dewatering during construction activities, the project would be required to comply with the appropriate NPDES Groundwater Discharge Permit (RCM HYD-3), which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department and from the Orange County Sanitation District. c. The fourth paragraph on page 4-50 and the first paragraph on page 4-51 shall be revised as follows: Less Than Significant Impact. As discussed above, the proposed Specific Plan would not include physical developments. Future development under the proposed Specific Plan would be required to adhere to all federal, State, and local requirements for avoiding and minimizing construction and operations impacts to groundwater supplies. Additionally, any groundwater dewatering during future construction activities would be required to comply with the appropriate NPDES waste discharge requirements permit, as detailed in RCM HYD- 3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would be required to obtain a discharge permit from the Director of the City of Cypress Public Works Department and from the Orange County Sanitation District. It is anticipated that the Coastal Plain of the Orange County Groundwater Basin will continue to be sustainably managed with implementation of the Basin 8-1 Alternative. Therefore, implementation of the proposed Specific Plan would not conflict with or obstruct the sustainable groundwater management plan adopted for the Orange County Groundwater Basin. As such, any future development or redevelopment projects requiring discretionary actions would be subject to environmental review, in accordance with the provisions of CEQA and the State CEQA Guidelines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with or obstruction of a water quality control plan or sustainable groundwater management plan, and no mitigation is required. These revisions have been made to provide clarification that a discharge permit will also need to be obtained from OC San if dewatered groundwater is being discharged to the sanitary sewer system. C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» 3-4 This page intentionally left blank F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» APPENDIX A DRAFT INITIAL STUDY/ NEGATIVE DECLARATION C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT C YPRESS, C ALIFORNIA F INAL I NITIAL S TUDY/NEGATIVE D ECLARATION A PRIL 2025 P:\A-E\CCP2201.02\PRODUCTS\IS\Final IS_ND\Final ISND.docx «04/18/25» This page intentionally left blank DRAFT IN ITIAL STUDY/ N EGATIVE DECLARATION CYPRESS BUSIN ESS PARKS MODERN IZ ATION AN D IN TEGRATION PROJ ECT (SPECIFIC PLAN ) CYPRESS, CALIFORN IA MARCH 2025 This page intentionally left blank i D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) TABLE OF CON TEN TS 1.0 IN TRODUCTION ................................................................................................ 1-1 1.1 Contact Person ............................................................................................................. 1-1 2.0 PROJ ECT DESCRIPTION ..................................................................................... 2-1 2.1 Project O verview .......................................................................................................... 2-1 2.2 Project Location and Exisitng Setting ............................................................................ 2-1 2.3 Project Description ..................................................................................................... 2-13 2.4 Authority and Scope ................................................................................................... 2-21 3.0 EN VIRON MEN TAL FACTORS POTEN TIALLY AFFECTED........................................ 3-1 3.1 Determination .............................................................................................................. 3-1 4.0 EVALUATION OF EN VIRON MEN TAL IMPACTS ................................................... 4-1 4.1 Aesthetics ..................................................................................................................... 4-3 4.2 Agriculture and Forestry Resources .............................................................................. 4-6 4.3 Air Quality .................................................................................................................... 4-9 4.4 Biological Resources ................................................................................................... 4-17 4.5 Cultural Resources ...................................................................................................... 4-22 4.6 Energy ........................................................................................................................ 4-25 4.7 Geology and Soils ....................................................................................................... 4-28 4.8 Greenhouse Gas Emissions ......................................................................................... 4-35 4.9 Haz ards and Haz ardous Materials ............................................................................... 4-39 4.10 Hydrology and Water Quality...................................................................................... 4-44 4.11 Land Use and Planning ................................................................................................ 4-52 4.12 Mineral Resources ...................................................................................................... 4-55 4.13 Noise .......................................................................................................................... 4-57 4.14 Population and Housing .............................................................................................. 4-61 4.15 Pub lic Services ............................................................................................................ 4-63 4.16 Recreation .................................................................................................................. 4-70 4.17 Transportation ............................................................................................................ 4-73 4.18 Trib al Cultural Resources ............................................................................................ 4-75 4.19 Utilities and Service Systems....................................................................................... 4-77 4.20 Wildfire ...................................................................................................................... 4-87 4.21 Mandatory Findings of Significance............................................................................. 4-89 5.0 RECOMMEN DATION ......................................................................................... 5-1 6.0 MITIGATION MON ITORIN G AN D REPORTIN G PROGRAM .................................. 6-1 6.1 Mitigation Monitoring Requirements............................................................................ 6-1 6.2 Mitigation Monitoring Procedures ................................................................................ 6-2 7.0 LIST OF PREPARERS AN D PERSON S CON SULTED................................................ 7-1 7.1 City of Cypress .............................................................................................................. 7-1 7.2 IS/ND Preparers ............................................................................................................ 7-1 8.0 REFEREN CES ..................................................................................................... 8-1 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)ii FIGURES AN D TABLES FIGURES Figure 2-1: Specific Plan Area..........................................................................................................2-3 Figure 2-2: Project Area and Regional Vicinity.................................................................................2-5 Figure 2-3: Existing Land Use Map ..................................................................................................2-9 Figure 2-4: Existing Zoning Map ....................................................................................................2-11 Figure 2-5: Proposed Residential Zoning .......................................................................................2-15 Figure 2-6: Updated Land Use Designations ..................................................................................2-19 TABLES Tab le 2.A: Existing Land Use Designations and Zoning...................................................................2-13 Tab le 2.B: Non-Discretionary Permits/Approvals ..........................................................................2-21 Tab le 4.13.A: Exterior Noise Level Standards ................................................................................4-57 Tab le 4.13.B: Interior Noise Level Standards .................................................................................4-57 Tab le 4.19.A: O range County Class III Landfills ..............................................................................4-83 Tab le 6.A: Mitigation Monitoring and Reporting Program ...............................................................6-3 APPEN DIX A:UPDATED PERMITTED USE TABLE iii D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) LIST OF ABBREVIATION S AN D ACRON YMS AAQS amb ient air quality standards AB Assemb ly Bill ACM asb estos-containing materials ACS American Community Survey ADT average daily traffic ADU accessory dwelling unit AELUP Airport Environs Land Use Plan AHS American Housing Survey ALUC Airport Land Use Commission APN Assessor’s Parcel Numb er AQMP Air Quality Management Plan AUHSD Anaheim Union High School District Basin South Coast Air Basin BMPs Best Management Practices CA MUTCD California Manual on Uniform Traffic Control Devices CAAQS California amb ient air quality standards CAL FIRE California Department of Forestry and Fire Protection CalEPA California Environmental Protection Agency CALGreen Code California Green Building Standards Code CalRecycle California Department of Resources Recycling and Recovery Caltrans California Department of Transportation CARB California Air Resources Board C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)iv CBC California Building Code CBPC Specific Plan Cypress Business and Professional Center Specific Plan CCR California Code of Regulations CDFW California Department of Fish and Wildlife CEC California Energy Commission CEQA California Environmental Quality Act CGS California Geological Survey CH4 methane City City of Cypress CNEL community noise equivalent level CO carb on monoxide CO 2 carb on dioxide CO 2e carb on dioxide equivalents County County of O range CPD Cypress Police Department CSD Cypress School District dB decib el dBA A-weighted decib el DO C Department of Conservation DTSC California Department of Toxic Sub stances Control du/ac dwelling units per acre EIR Environmental Impact Report EO Executive O rder ESA Environmental Site Assessment v D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) EV electric vehicle FAA Federal Aviation Administration FAR Floor-area ratio FEMA Federal Emergency Management Agency FHSZ fire haz ard severity z ones FHWA Federal Highway Administration FIRM Federal Insurance Rate Maps FRAP Fire and Resources Assessment Program FTA Federal Transit Administration GHG greenhouse gas gpm gallons per minute GSWC Golden State Water Company GWh gigawatt hours H2S hydrogen sulfide HCO C hydrologic condition of concern HDR O verlay High Density Residential O verlay HFCs hydrofluorocarb ons HVAC heating, ventilation, and air conditioning I-5 Interstate 5 I-605 Interstate 605 in/sec inches/second IS/ND Initial Study/Negative Declaration ITE Institute of Transportation Engineers JFTB Joint Forces Training Base C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)vi kWh kilowatt hours LBP lead-b ased paint Leq Average Hourly Noise Level LRAs Local Responsib ility Areas LSTs localiz ed significance thresholds MBTA Migratory Bird Treaty Act McDonnell Specific Plan McDonnell Center Amended Specific Plan MRZs Mineral Resource Zones MS4 North O range County Municipal Separate Storm Sewer System MSA Metropolitan Statistical Area MT CO 2e metric tons of carb on dioxide equivalent MUC/R Mixed-Use Commercial/ Residential MWD Metropolitan Water District of Southern California MWDO C Municipal Water District of O range County N2O nitrous oxide NAAQS national amb ient air quality standards NAHC Native American Heritage Commission NCCP/HCP Natural Community Conservation Plan/Hab itat Conservation Plan NO 2 nitrogen dioxide NO I Notice of Intent NO X nitrogen oxides NPDES National Pollutant Discharge Elimination System O 3 oz one O CFA O range County Fire Authority vii D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) O CTA O range County Transportation Authority O CWR O range County Waste & Recycling O ITC O utdoor-Indoor Sound Transmission Class O PR Governor’s O ffice of Planning and Research P.A.C.E.Personnel & Training, Positive Actions thru Character Education Pb lead PBP Planned Business Park PC Planned Community PCE passenger car equivalents PCH Pacific Coast Highway PFCs perfluorocarb ons PM10 particulate matter less than 10 microns in siz e PM2.5 particulate matter less than 2.5 microns in siz e PO /HSC Professional O ffice and Hotel Support Commercial PPV peak particle velocity PRC Pub lic Resources Code PRD Permit Registration Documents proposed project Cypress Business Parks Moderniz ation and Integration Project (Specific Plan) RHNA Regional Housing Needs Assessment RMS root-mean-square RTP/SCS Regional Transportation Plan/Sustainab le Communities Strategy RWQCB Regional Water Quality Control Board SB Senate Bill C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)viii SCAG Southern California Association of Governments SCAQMD South Coast Air Quality Management District SCCIC South Central Coastal Information Center SCE Southern California Edison SF6 sulfur hexafluoride SGMA Sustainab le Groundwater Management Act SIP State Implementation Plan SMARA Surface Mining and Reclamation Act SMARTS Stormwater Multiple Application and Report Tracking System SO 2 sulfur dioxide SoCalGas Southern California Gas Company SPL sound power levels SR-1 State Route 1 SR-22 State Route 22 SR-55 State Route 55 SR-91 State Route 91 SRAs State Responsib ility Areas STC Sound Transmission Class SWPPP Stormwater Pollution Prevention Plan SWRCB State Water Resources Control Board TACs toxic air contaminants TAZ transportation analysis z one TIA Traffic Impact Analysis TISG Transportation Impact Study Guide ix D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) tpd tons per day TSCA Toxic Sub stances Control Act USDO T U.S. Department of Transportation USEPA United States Environmental Protection Agency USFWS United States Fish and Wildlife Service UWMP Urb an Water Management Plan VdB vib ration velocity decib el VHFHSZ very high fire haz ard severity z ones VMT vehicle miles traveled VO Cs volatile organic compounds VSPs visib ility reducing particulates WDID Waste Discharge Identification Numb er WQMP Water Quality Management Plan C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)x This page intentionally left blank 1-1 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 1.0 IN TRODUCTION In accordance with the California Environmental Quality Act (CEQA) and the State CEQ A G uidel ines, this Initial Study/Negative Declaration (IS/ND) has b een prepared for the proposed Cypress Business Parks Moderniz ation and Integration Project (Specific Plan) in the City of Cypress (City), California. Consistent with State CEQ A G uidel ines Section 15071, this IS/ND includes a description of the proposed project, an evaluation of the potential environmental impacts, and findings from the environmental analysis. This IS/ND evaluates the potential environmental impacts that may result from development of the proposed project. The City is the Lead Agency under CEQA and is responsib le for adoption of the IS/ND and approval of the project. 1.1 CON TACT PERSON Any questions or comments regarding the preparation of this IS/ND, its assumptions, or its conclusions should b e referred to: Alicia Velasco, Planning Director City of Cypress,Community Development Department 5275 O range Avenue Cypress, CA 90630 Phone: (714) 229-6720 Email: avelasco@ cypressca.org C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)1-2 This page intentionally left blank 2-1 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 2.0 PROJ ECT DESCRIPTION This section describ es the proposed Cypress Business Parks Moderniz ation and Integration Project (Specific Plan) that is evaluated in this Initial Study/Negative Declaration (IS/ND). A description of the proposed project’s location, characteristics, and required approvals is provided b elow. 2.1 PROJ ECT OVERVIEW The proposed Specific Plan would estab lish a moderniz ed and comprehensive plan for the use and development of 439 acres within the existing Business Park planning area, excluding the Warland/ Cypress Business Center Specific Plan area. The proposed Specific Plan would integrate five of Cypress’s Business Park Specific Plans (Lusk/Cypress Industrial Park Specific Plan,Cypress Corporate Center O riginal and Amended Specific Plan, McDonnell Center Amended Specific Plan (McDonnell Specific Plan), Cypress View Limited Specific Plan, Cypress Business and Professional Center Specific Plan (CBPC Specific Plan and Amendment 19-1)into a single,specific plan to moderniz e the existing five specific plans b y providing updated development standards, z oning definitions,and land uses which will ensure the ongoing success and utility of the Cypress Business Park. 2.2 PROJ ECT LOCATION AN D EX ISITN G SETTIN G 2.2.1 Regional Location The land that is proposed to b e included within the Specific Plan is in the southern portion of the City of Cypress within O range County. The City of Cypress is b ordered on the north b y the cities of La Palma and Buena Park, on the east b y the cities of Anaheim and Stanton, on the south and west b y the city of Los Alamitos, and on the west b y the cities of Long Beach, Hawaiian Gardens, and Lakewood. Regional access to the Specific Plan is provided b y the San Gab riel River Freeway (Interstate 605) and the San Diego Freeway (Interstate 405) to the west, and the Garden Grove Freeway (State Route [SR-] 22), Artesia Freeway (SR-91), and Beach Boulevard (SR-39).Local access is provided b y K atella Avenue and West Cerritos Avenue (the east-west arterials) and Valley View Street to the north and south. The Cypress Business Park Specific Plan encompasses the land within the existing Business Park planning area, which includes the existing five Specific Plan areas (Lusk/Cypress Industrial Park Specific Plan, Cypress Corporate Center O riginal and Amended Specific Plan, McDonnell Center Amended Specific Plan, Cypress View Limited Specific Plan, Cypress Business and Professional Center Specific Plan and Amendment 19-1).The proposed Specific Plan area is generally b ounded b y West Cerritos Avenue to the north, K atella Avenue to the south, K nott Avenue to the east, and Lexington Drive to the west, as depicted in Figures 2-1, Specific Plan Area, and 2-2, Project Area and Regional Vicinity. The general land uses immediately surrounding the Specific Plan Area include a mix of residential and commercial uses to the north, and residential uses, and pub lic parks to the south. The areas east and west of the Specific Plan are outside of the Cypress city limits. The surrounding areas within the vicinity of the Specific Plan consist of urb an development.Farther south of the Specific Plan b oundaries, across the Rossmoor Storm Channel, is the Joint Forces Training Base Los Alamitos. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-2 This page intentionally left blank LSA $ 0 1000 FEET (Jfi2&ltiiiilJjm Saratoga Ave Constitution Ave Joint Forces Training Base Los Alamitos l=l Specfic Plan Area 2000 SOURCE: Esr i (2025) l :\C\CC P2201.02\GIS\Pro\Cypress Bu siness Park Specific Plan Integration Project\Cypress Busines s Park Specific Plan Integration Project .ap rx (2/25/2025) FIGURE 2-1 Cypress Business Parks Modernization and Integration Project Specific Plan Area C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-4 This page intentionally left blank LSA l=l Specific Plan Area $ 1000 2000 FEET SO UR CE: Esr i (2025) l :\C\CC P2201 .02\G IS\Pro\Cypress Bu sin ess Park Spec ific Pl an Int eg rati o n Proj ec t \Cypress Bus in ess Park Spec ific Pl an Integrati o n Proj ec t .ap rx (2 /25/2025 ) FIGURE 2-2 Cypress Bus i ness Parks Modernization and Integration Project Project Area and Regional Vicinity C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-6 This page intentionally left blank 2-7 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 2.2.2 Existing Cypress Business Park The master-planned Cypress Business Park was developed in the mid-1970s and 1980s, providing employment opportunities for the City's residents as well as residents of neighb oring communities in the region. The proposed Cypress Business Park Specific Plan would integrate five existing specific plans as detailed b elow. Lusk/Cypress Industrial Park Specific Plan (1978) The Lusk/Cypress Industrial Park Specific Plan was adopted in March 1978 and was the first Specific Plan within the area that is now referred to as the Cypress Business Park. This specific plan includes approximately 74 acres and estab lished the Planned Community Industrial (PC)/Commercial Zone 1, which allows for a mix of industrial and commercial uses, including limited manufacturing facilities. Existing land uses within the Lusk/Cypress Industrial Park Specific Plan area include commercial and retail land uses. Cypress Corporate Center O riginal and Amended Specific Plan (1981/1989) The City adopted the Cypress Corporate Center O riginal Specific Plan on April 29, 1981. This specific plan includes the Planned Community Industrial Zone (PC-2) This specific plan designated 110.43 acres of land for b usiness park uses. The specific plan was amended in Feb ruary 1998 to increase the allowab le b uilding square footage within the specific plan area b y an additional 852,000 square feet. This specific plan is within the southern portion of the City of Cypress, directly north of the city of Garden Grove. Land within this specific plan is designated for Commercial/office, Warehouse/R&D, and Support Commercial. McDonnell Center Amended Specific Plan (1994) This specific plan was originally adopted in 1982;and sub sequently amended on O ctob er 11, 1994. This specific plan estab lished the Planned Community 3 Business Park (PC-3)Zone. This specific plan encompasses a total of 71.23 acres and includes the following land use designations Industrial/Warehouse/O ffice (Planning Area 1), Industrial/Warehouse (Planning Area 2) O ffice (Planning Area 3, 5), Commercial/O ffice (Planning Area 4), and O ffice/Commercial (Planning Area 6). This specific plan has b een the sub ject of several development/redevelopment projects in recent years. A multi-story parking structure was b uilt adjacent to the office b uilding at 5701 K atella Avenue in 2021.As of the preparation of this IS/ND, 390,268 square feet of light industrial and office space are currently under construction at 5757 Plaz a Drive. This development will replace a 1980s era office b uilding. Additionally, 191,394 square feet of warehouse and office space is proposed to replace the existing 150,626-square-foot five-story office b uilding at 5665 Plaz a Drive. Cypress View Limited Specific Plan (1985) The Cypress View Limited Specific Plan, adopted on Novemb er 2, 1985, encompasses an area of 46.91 acres in the southern portion of the City of Cypress, southwest of the intersection of Valley View Street and Cerritos Avenue. This specific plan primarily focuses on a light industrial/office complex, designated as Business Park. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-8 Cypress Business and Professional Center Specific Plan (2012) This specific plan was originally adopted on April 17, 1990,and sub sequently amended in June 2012 and April 2020. This specific plan permits a range of commercial uses and senior housing and related uses on approximately 183.5 acres on the south side of the City of Cypress. The 2012 amendments to this specific plan clarified that the former Cypress Golf Club property was not retained and included a variety of updated provisions and findings, including the estab lishment of a new planning area (9), which consists of portions of Planning Areas 6, 7, and 8. The 2020 amendment to this specific plan split Planning Area 5 into two sub areas: Planning Area 5A, which remains designated for Professional O ffice uses, and Planning Area 5B, which was designated as Mixed-Use Commercial Residential. The planning area for this specific plan is generally b ounded b y K atella Avenue to the south, and Cerritos Avenue to the north. Walker Street to the east, and Denni Street/Lexington Avenue to the west, excluding those areas which were transferred into the voter-approved Cypress Town Center and Commons Specific Plan in 2018.During the 2018 approval process, it was voted to incorporate the Golf Course (35.7 acres; Planning Area 1) and Race Track (124.7 acres; Planning Area 8) properties into the Cypress Town Center and Commons Specific Plan,thereb y removing a total of 160.4 acres from the Cypress Business and Professional Center Specific Plan. The existing 2020 amended plan includes 8 planning areas totaling 183 acres. The following land use designations are included within this specific plan along with the planning area in which they are located:Mixed-Use Business Park/General Retail Commercial (2), Mixed Use Business Park (3), Mixed-use Business Park (4), Professional O ffice (5A), Mixed-Use Commercial /Residential (5B), Professional O ffices Hotel and Support Commercial (6), Cottonwood Church (7), and Mixed-Use Commercial/Senior Housing (9). Recent development within the specific plan includes the O vation at Flora Park senior housing project on the east side of Enterprise Drive, which was completed in 2020. A small commercial center and assisted living facility were b uilt south of O vation in 2022, and the City Center mixed-use project at the northeast corner of K atella Avenue and Sib oney Street is currently under construction. 2.2.3 Land Uses and Z oning Land uses within the Business Park are designated as Specific Plan Area according to the General Plan Land Use Map, Figure 2-3.The City of Cypress Zoning Map, Figure 2-4, identifies the land within the proposed Business Park Specific Plan as Planned Community Zone and Planned Business Park Zone. Tab le 2.A shows the existing General Plan and Specific Plan land use designations within the proposed Specific Plan area. Existing land uses within the proposed Specific Plan Area generally consist of commercial, office, and industrial land uses. All of the proposed Specific Plan Area is b uilt out with land uses that are consistent with the land use designations and z oning set forth in the various specific plans as describ ed ab ove. SOURCE: The City of Cypress 2021 I:\CCP2201.02\G\Existing_Land_Use_Map.ai (2/26/2025) FIGURE 2-3 Cypress Business Parks Modernization and Integration Project Existing Land Use Map CRESCENT AVE ti Cl'. w 0 ...J 0 I LINCOLN AVE ___iLc__ LINCOLN AVE ORANGE AVE BALL RD ii ELI-TH !J----j ~::;: I "'JJE: I t"___j i ' ! ~ ti .,,._ » • .,.. ~~ ..... 1~ ,,,,~<JO. • cl BALL RD I-"' 5 z ~ CERRITOS AVE ! , !l ' I i r, :tt:t ! =• M"""°"AV ! CAROCIOAC11 CORNEl.l>:elfl ~ CORNEL:::.._ ---• ---- ® •' E l 000 •• , .. ~ 1 1 (~ ~;i:=-._ LIJ.iTW1WrurtW LWTWLllWl,tITTm..LL.Lr1Trnwnmllll1mnlillTTTTUI fl"'l"'miilll""'1I!rummrumm= ~ 1 1 i l1tlfflrm.im I :ii-rll'i~iili"ill,;·--!l!iiiii~iiiiPJ :1J UNION PACIFIC ' Ii§ I I I I I ® L---,r-------' ',1' © :-:!.i' , ,• m , I --._ @ .. , ""-~~ /''""" ] I: ® I I ' -00 I , ""·· -- KATELLA AVE ~ ~------~~----•-~-..,;,', ..... : : ~:_:_:_-:_-!:_-_-_-_-_ _J_ ________ : ____________ : _ ____ / / UNION PACIFIC CERRITOS AVE Specific Plans z z w 0 J ,AM," : ~ ... ------: --------------1,-- --;-- - - - - -I KATEL~ AVE I t"":.LII '11 -_IT'. • 1S I 1 1~--"'1"•00 l~' @ I -~i i @ l~r :~-® Lusk Company Industrial Park (PC-1) @ Cypress Corporate Center (PC-2) © Mc Donnell Center (PC-3) @ ® ® Warland / Cypress Business Center (PC-4) Cypress View Limited (PC-5) Sorrento (PC-25A) @ Orange Avenue (SP 93-1) (8) Lincoln Avenue (PC) CD Grindlay / Orange Avenue (PC-8) Q) Wicker Drive (PC-9) ® CD Centerstone (PC-10) Cypress Park (PC-11 ) @ Harmony (PC-12) ® @ Cypress Business & Professional Center (PBP & PS) MacKay Place (PC-13) ® Cypress Town Center & Commons Residential: Low Density (0-5 du/ac) Medium Density (5.1-15 du/ac) High Density (15.1-20 du/ac) Mobile Home Park (0-12 du/ac) Commercial: LSA General Neighborhood (0.5:1 FAR) Business Park (1.0:1 FAR) Light Industrial (0.5:1 FAR) :1:"'-( n ' ~~~~1~-· 8TA ........... t1 I-"' ~ > ~ ...J ...J ~ ., .. 1 .. -, -, i STA MRIWlAAV ,- 1 I-' "' Cl'. w 0 ...J 0 I I-"' 5 z ~ +•roo Community Services and Facilities: ~ -IIIIIIIIIIIII] Government Education Facilities Public Parks Golf Course (Privately -Owned) Race Track (Privately -Owned} Cemetery (Privately -Owned} Flood Control Facilities Rail Road Specific Plan Area Specific Plan Boundaries Parcels Outside the City City Limits CITY OF CYPRESS GENERAL PLAN March, 2021 Land Use Policy Map C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-10 This page intentionally left blank SOURCE: The City of Cypress 2021 I:\C\CCP2201.02\G\Zoning_Map.ai (2/25/2025) FIGURE 2-4 Cypress Business Parks Modernization and Integration Project Existing Zoning Map .:?@.3.:9@ 6)'/*.'@1%4@5<4(%7.)9@ @ @ @ @ @ @ @ @ @ @ @ @ @ @ @ @ @@ @ )9.()4:.%1@ .4,2)@ %3.2?@$54)@ )9.()4:.%1@ .4,2)@ %3.2?@$54)@ )9.()4:.%1@ .4,2)@ %3.2?@$54))49.:?@4')4:.=)@$54)@ %73@ 4.3%2@=)72%?@$54)@ )9.()4:.%1@ .4,2)@ %3.2?@$54))49.:?@4')4:.=)@$54)@ )9.()4:.%1@ .4,2)@ %3.2?@$54)%73@4/3%2@=)71%?@$54)@ )9.()4:.%1@ .4,2)@ %3.2?@$54)@ )9.()4:.%1@ <2:.62)@%3.1?@$54)@ )9.()4:.%1@<2:.62)@%3.1?@$54)@ )9.()4:.%1@<2:.62)@%3.1?@$54)%73@4.3%1@=)72%?@$54)@ )9.()4:.%1@<2:.62)@ %3.1?@$54).=.'@)4:)7@53&.4.4,@$54)@ 5&.2)@53)@ %70@$54)@ @@ @ @ @ @ @ +.')@ 75*)99.54%2@$54)@ +.')@ 75*)99.54%1@$54).=.'@ )4:)7@ 53&.4.4,@ $54)@ 533)7'.%2@).,-&57-55(@$54)@ 533)7'.%2@)4)8%2@$54)@ 533)7'.%2@)4)8%1@$54).=.'@)4:)7@53&.4.4,@$54)@ 533)7'.%2@)%=?@ 533)7'.%2@ )%=?.4'514@=)4<)@ 53&.4.4,@ $54)@ @ @ <9.4)99@%70@$54)@ 4(<9:7.%2@.,-:@$54)@ @ @ @ @ @ @ 2%44)(@)9.()4:.%1@ )=)2563)4:@$54)@ <&1.'@%4(@ )3.6<&1.'@$54)@ <&1.'@%4(@ )3.6<&1.'@$54).=.'@ )4:)7@53&.4.4,@$54)@ 2%44)(@<9.4)99@%70@ 2%44)(@533)7'.%1.,-:@4(<9:7.%2@ 2%44)(@533<4.;@$54)@ ?67)99@!5>4@)4:)7@%4(@533549@ @ <90@536%4?@ 4(<9:7.%1@%70@@ ?67)99@57657%:)@)4:)7@ @ '@ 544)11@)4:)7@ @ #%72%4(@@?67)99@<9.4)99@)4:)7@ @ ?68)99@".)>@.3.:)(@ @ 577)4:5@ @ 7%4,)@ =)4<)@ @ @ .4'514@=)4<)@@ 7/4(2%?@@8%4,)@=)4<)@ @ #.'0)7@7.=)@ @ )4:)89:54)@ @ ?67)99@%70@ @ %7354?@ @ %'0%?@ 2%')@ @ DĐŽŶŶĞůůĞŶƚĞƌ ǇƉƌĞƐƐŽƌƉŽƌĂƚĞ tĂƌůĂŶĚͬǇƉƌĞƐƐ ǇƉƌĞƐƐsŝĞǁ>ŝŵŝƚĞĚ ǇƉƌĞƐƐŽŵŵĞƌĐŝĂůĞŶƚĞƌΘ ZĞƐŝĚĞŶƚŝĂů >ƵƐŬͬǇƉƌĞƐƐ/ŶĚƵƐƚƌŝĂůWĂƌŬ I I I I - I I L_J --.I - L_J ----- LSA -t=_____:_J 1 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-12 This page intentionally left blank 2-13 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 2.A:Existing Land Use Designations and Z oning Specific Plan Acreage General Plan Land Use Specific Plan Land Use Z oning Lusk/Cypress Industrial Park Specific Plan (1978)74.0 Specific Plan Area Mixed-Use Commercial Planned Community Zone PC-1 Cypress Corporate O riginal and Amended Specific Plan (1981/1989) 111.0 Specific Plan Area Warehouse/Industrial/R&D/Business Park Planned Community Zone PC-2 McDonnell Center Amended Specific Plan (1994) 71.23 Specific Plan Area Professional O ffice/Commercial, Industrial/Warehouse Planned Community Zone PC-3 Cypress View Limited Specific Plan (1985)47.0 Specific Plan Area Business Park/Commercial Planned Community Zone PC-5 Cypress Business and Professional Center Specific Plan (2012) 137.8 Specific Plan Area Mixed-Use Business Park/General Retail Commercial, Mixed Use Business Park, Professional O ffice, Mixed-Use Commercial High-Density Residential, Professional O ffices Hotel and Support Commercial, Cottonwood Church, Mixed-Use Commercial/Senior Housing. Planned Business Park PBP Source: City of Cypress General Plan (2021). 2.3 PROJ ECT DESCRIPTION The proposed Specific Plan would integrate the five existing specific plans into one comprehensive specific plan for the proposed 439-acre Cypress Business Park Specific Plan Area. The proposed Specific Plan would update and estab lish land use designations within the new Specific Plan, estab lish a comprehensive set of performance standards where possib le (such as landscaping, signage, and lighting), define and update terminology and land uses,amend the City’s Zoning Code,and develop options to streamline project approval processes and permit flexib ility. New land uses allowed under this Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. Additionally, the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan),to allow residential densities of up to 60 dwelling units per acre (du/ac). Figure 2-5 shows the locations of these properties within the proposed Specific Plan. The first property includes 7.15 acres and is located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue). The primary b uilding on the site is a b ig b ox type structure which accommodates two tenants. O ne half of the b uilding is occupied b y a gym,and the other half of the b uilding is currently vacant (formerly an O ffice Depot). Under the proposed project, the land use designation on this property would b e changed from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/ Residential (MUC/R)with a High Density Residential O verlay (HDR O verlay), which would allow a residential density of 60 du/ac, and accommodate an estimated 321 residential units. The second property, a 4.10-acre property located at the northeast corner of K atella Avenue and Sib oney Street (adjacent to 4955 K atella Avenue), is currently under construction with a multifamily residential development consisting of an estimated 251 residential units. The land use designation on this C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-14 This page intentionally left blank FIGURE 2-5 Proposed Residential Zoning Cypress Business Parks Moderniǌation and Integration Project SOURCE: Google Earth 2024 I:ͰCCP2201.02ͰGͰProposedͺDensities.ai (2/26/2025) FEET 5002500 LEGEND Proposed Residential Zoning (60 units/ac)Siboney StKatella Ave Winners CirSiboney StKatella Ave Bunker Hill DrWinners CirWinners CirWinners CirBunker Hill DrTarwa DrRanger DrTiconderoga DrTarwa DrAntietam Ave Kearsarge AveRanger DrTiconderoga DrAntietam Ave Kearsarge Ave C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-16 This page intentionally left blank 2-17 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) property would b e changed from Mixed-Use Commercial/Residential (MUC/R) to Mixed-Use Commercial/Residential (MUC/R) with a High Density Residential O verlay (HDR O verlay), which would increase the permitted residential density allowed on this parcel from 19 du/ac to 60 du/ac, consistent with the net density of the multifamily project b eing constructed on that site. These proposed updates are consistent with the rez oning scenarios identified in the City’s recently adopted 2021–2029 Housing Element. The 439-acre Business Park Specific Plan Area encompasses the planning areas for each of the five affected specific plans that include a variety of Business Park, Commercial, and Mixed-Use Land Uses. Although the proposed Specific Plan would update the permitted land uses within the Business Park planning area,these changes would not sub stantially change the existing land use designations or permitted uses within the existing specific plans (refer to Figure 2-6,Updated Land Use Designations). The main ob jective of the proposed project is to moderniz e the existing specific plans b y providing updated development standards tailored to the current economic climate, ensuring the ongoing success and competitiveness of the Cypress Business Park. The principal discretionary actions required from the City of Cypress to implement the proposed project include the approval of a General Plan Amendment to update land use designations and terminology within the General Plan,repealing and replacing the five existing specific plans with the Cypress Business Park Specific Plan,amendments to the City of Cypress Zoning to Code to add definitions to the Zoning Code,and the adoption of the Cypress Business Park Specific Plan. All future development in the Specific Plan Area would b e required to conform to the proposed Specific Plan. The proposed specific plan amendments would amend land use designations, update terminology, estab lish new districts, implement performance standards, and streamline approval processes to integrate multiple existing plans into one comprehensive plan for the Cypress Business Park planning area. 2.3.1 Project Background The proposed project would estab lish a moderniz ed and comprehensive Specific Plan for the use and development of 439 acres within the Cypress Business Park planning area. The proposed Specific Plan would integrate five of Cypress’s existing Business Park Specific Plans, excluding the Warland/Cypress Business Center Specific Plan, into a single Specific Plan.O ne of the primary features of the proposed Specific Plan is to moderniz e five of the existing specific plans within the Cypress Business Park planning area to provide updated development standards that improve the City’s ab ility to regulate land uses within the Business Park. As the first specific plan within the Cypress Business Park planning area was adopted in 1978 (Lusk Specific Plan), and the others were adopted throughout the 1980s and 90s, the majority of the specific plans’ standards, guidelines, and land use regulations are out-of- date. Examples of these outdated standards include: •Non-compliance of landscape requirements with the current State and Golden State Water drought restrictions and water conservation laws. •Municipal Code inconsistencies (specifically within the McDonnell Center Specific Plan). •O utdated and undefined uses, including rub b er stamp manufacturing, lithography, and animal feather processing. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-18 This page intentionally left blank LEGEND Specific Plan Area Cottonwood Church Mixed-Use Commercial / High Density Residential Mixed-Use Commercial / Senior Housing Professional Office / Hotel and Support Commercial Business Park Commercial Professional Office Mixed-Use Business Park Mixed Use Business Park / General Retail Commercial N OT TO SCALE FIGURE 2-6 I:ͰCCP2201.02ͰGͰLandͺUse.ai (2/26/2025) Updated Land Use Designations Cypress Business Parks Moderniǌation and Integration Project Cottonwood Church Mixed-Use Commercial / Senior Housing Mixed-UseBusiness Park Mixed UseBusiness Park / General RetailCommercial Mixed-Use Business Park ProfessionalOffice CommercialBusiness Park Business Park BusinessPark BusinessParkCommercialProfessional Office / Hotel and Support Commercial BusinessPark BusinessPark CommercialBusiness Park Business Park Commercial Cottonwood Church Mixed-Use Commercial / Senior Housing Mixed-UseBusiness Park Mixed UseBusiness Park / General RetailCommercial Mixed-Use Business Park ProfessionalOfficeProfessional Office / Hotel and Support Commercial Mixed-Use Commercial / High Density ResidentialMixed-Use Commercial / High Density Residential C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-20 This page intentionally left blank 2-21 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Although the proposed project would integrate five existing specific plans, none of these plans would fundamentally change. As the plans were created b efore any of the b usiness parks were b uilt, the proposed Cypress Business Park Specific Plan would ensure each of the existing specific plan’s continued utility b y adapting and moderniz ing the plans to respond to the City of Cypress’s evolving local economy. While the proposed project would amend the land use designation on two properties to allow residential densities of up to 60 du/ac,this amendment would reflect the existing land uses within the Cypress Business Park Specific Plan Area. Permitted uses within the existing specific plans would not b e sub stantially changed as a result of the proposed Specific Plan. The Updated Permitted Use Tab le can b e found in Appendix A. 2.4 AUTHORITY AN D SCOPE This Specific Plan has b een 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 b y the general plan. Pursuant to Section 65451 of the Government Code, a specific plan is designed to identify the proposed distrib ution, location, and extent of land uses and major components of pub lic and private facilities needed to support those land uses, as well as standards and criteria b y which development will proceed and a program of implementation measures necessary to carry out contemplated development. 2.4.1 Discretionary Actions Tab le 2.B, b elow, outlines the discretionary approvals required for the proposed project. Table 2.B: N on-Discretionary Permits/Approvals Discretionary Action Agency Responsible General Plan Amendment: Amend text to remove references to all Specific Plans that will b e repealed. Amend the General Plan Land Use Map to remove references to all Specific Plans that will b e repealed. Cypress City Council Specific Plan Amendments: Repeal the Lusk Cypress Industrial Park Specific Plan, the Cypress Corporate Center Master Plan, the Cypress Corporate Center Amended Specific Plan, the McDonnell Center Amended Specific Plan, the Cypress View Limited Specific Plan, Amended,and the Restated Cypress Business and Professional Center Specific Plan, and the Cypress Business and Professional Center Specific Plan Amendment 19-1; and replace with the Cypress Business Park Specific Plan. Cypress City Council Zoning O rdinance Text Amendment: Amendments to parking standards in the Zoning Code to align with the CBPSP. Add definitions to the Zoning Code. Minor amendments to other sections of the Zoning Code, as needed. Cypress City Council Adoption of the Cypress Business Park Specific Plan Cypress City Council Adoption of this Initial Study/Negative Declaration Cypress City Council Source: Compiled b y LSA (2024). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)2-22 The following provides a description of the City’s primary discretionary approvals for the proposed project. Adoption of the Specific Plan Adoption of the Cypress Business Park Specific Plan would b e conducted pursuant to the City’s Municipal Code.As part of this review, the City would consider whether the proposed project is in compliance with State law (Section 65580–65589.8 of the Government Code) requirements. Adoption of Final IS/ND The City Council would confirm that the Final IS/ND addresses the potential environmental effects of the proposed project and that no mitigation measures are required to address any potentially significant effects. O ther Pub lic Agencies Whose Approval is Required O ther Pub lic agencies whose approval is required (e.g.,permits,financing approval,or participation agreement)for the proposed Cypress Business Park Specific Plan include the O range County Airport Land Use Commission (ALUC).The ALUC would need to provide a determination that the proposed project is consistent with the A irport Env irons L and U se Pl an f or J oint Forces T raining B ase –L os A l am itos. 3-1 D RAFT I NITIAL S TUDY/NEGATIVE D ECLARATION M ARCH 2025 C YPRESS B USINESS P ARKS M ODERNIZATION AND I NTEGRATION P ROJECT (SPECIFIC P LAN) C YPRESS, C ALIFORNIA P:\A-E\CCP2201.02\PRODUCTS\IS\Public\2025\Cypress Business Parks Modernization and Integration Project IS_ND.docx (03/12/25) 3.0 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist in Chapter 4.0. Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Energy Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance 3.1 DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “Potentially Significant Impact” or “Potentially Significant Unless Mitigated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date are imposed upon the proposed project, nothing further is required. Alicia Velasco 2025.03.13 10:26:28 -07'00' □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)3-2 This page intentionally left blank 4-1 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.0 EVALUATION OF EN VIRON MEN TAL IMPACTS 1)A b rief explanation is required for all answers except “No Impact” answers that are adequately supported b y the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture z one). A “No Impact” answer should b e explained where it is b ased on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, b ased on a project-specific screening analysis). 2)All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3)O nce the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is sub stantial evidence that an effect may b e significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4)“Negative Declaration: Less Than Significant with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describ e the mitigation measures, and b riefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as describ ed in (5) b elow, may b e cross-referenced). 5)Earlier analyses may b e used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has b een adequately analyz ed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a b rief discussion should identify the following: a)Earlier Analysis Used. Identify and state where they are availab le for review. b )Impacts Adequately Addressed. Identify which effects from the ab ove checklist were within the scope of and adequately analyz ed in an earlier document pursuant to applicab le legal standards, and state whether such effects were addressed b y mitigation measures b ased on the earlier analysis. c)Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describ e the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6)Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, z oning ordinances). Reference to a previously prepared C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-2 or outside document should, where appropriate, include a reference to the page or pages where the statement is sub stantiated. 7)Supporting Information Sources: A source list should b e attached, and other sources used or individuals contacted should b e cited in the discussion. 8)This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected. 9)The explanation of each issue should identify: a)The significance criteria or threshold, if any, used to evaluate each question; and b )The mitigation measure identified, if any, to reduce the impact to less than significant. 4-3 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.1 AESTHETICS Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Except as provided in Pub lic Resources Code Section 21099, would the project: a)Have a sub stantial adverse effect on a scenic vista? b )Sub stantially damage scenic resources, including, b ut not limited to, trees, rock outcroppings, and historic b uildings within a state scenic highway? c)In non-urb aniz ed areas, sub stantially degrade the existing visual character or quality of pub lic views of the site and its surroundings? (Pub lic views are those that are experienced from a pub licly accessib le vantage point.) If the project is in an urb aniz ed area, would the project conflict with applicab le z oning and other regulations governing scenic quality? d)Create a new source of sub stantial light or glare which would adversely affect day or nighttime views in the area? 4.1.1 Impact Analysis a)Would the project have a substantial adverse effect on a scenic vista? N o Impact.The City of Cypress is in the northwestern area of O range County, b ordered b y the cities of Los Alamitos to the west, Buena Park to the north, and Anaheim to the east. The Specific Plan Area is in a highly urb aniz ed and b uilt-out area in the southern portion of the City of Cypress. No existing properties within the proposed Specific Plan would provide sub stantial views of any waterb odies, mountains, hilltops, or any other significant visual resources.Moreover, the City of Cypress does not specifically designate scenic vistas or scenic resources in the City of Cypress General Plan (2000) or the General Plan Environmental Impact Report (2000). The proposed Specific Plan would integrate and update the City of Cypress’s five existing Specific Plans into a single specific plan. This comprehensive Specific Plan would update and estab lish land use designations within the new Specific Plan, estab lish a comprehensive set of performance standards where possib le (such as landscaping, signage, and lighting), define and update terminology, amend the City’s Zoning Code, and develop options to streamline project approval processes and permit flexib ility. Additionally, the proposed amendments to the City’s Zoning code would b e minor administrative changes that are intended to reflect the existing land uses in certain areas of the proposed Specific Plan. The proposed Specific Plan would not include physical development or any specific development or redevelopment. The proposed Specific Plan would not, in and of itself, have a sub stantial adverse effect on a scenic vista, since it does not entitle, propose, or otherwise require the construction of new development or rehab ilitation of existing development.The proposed land use and z oning changes would not facilitate or entitle any physical development that would result in impacts to scenic vistas and the land uses allowed under the proposed Specific Plan Area would b e generally consistent with other existing and C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-4 permitted land uses in the immediately surrounding area. As result of the proposed project, the existing setb acks would b e modified; however, the proposed project would not change the maximum b uilding heights, maximum b uildab le floor area or amend the floor-area ratio (FAR) within the Specific Plan Area.Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines, therefore, adoption of the Specific Plan would not result in impacts related to scenic vistas, and no mitigation is required. b)Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? N o Impact. The California Department of Transportation (Caltrans) Scenic Highway Program protects the natural scenic b eauty of the State’s highways and corridors through its designated scenic highways throughout the State. Caltrans defines a scenic highway as any freeway, highway,road, or other pub lic right-of-way that traverses an area of exceptional scenic quality. O ther considerations given to a scenic highway designation include how much of the natural landscape a traveler may see and the extent to which visual intrusions degrade the scenic corridor. The Specific Plan Area is not in the vicinity of a State Scenic Highway or adjacent to an officially designated State Scenic Highway. Further, the proposed Specific Plan would not include any specific development or redevelopment. Accordingly, the proposed Specific Plan would not result in impacts to scenic resources. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would not result in impacts related to scenic resources, and no mitigation is required. c)In non-urbaniz ed areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point.) If the project is in an urbaniz ed area, would the project conflict with applicable z oning and other regulations governing scenic quality? Less Than Significant Impact.According to the United States Census Bureau, the City of Cypress is within the Los Angeles—Long Beach—Anaheim, CA Urb aniz ed Area. 1 As describ ed in State CEQ A G uidel ines Section 15387 and defined b y the United States Census Bureau, an “urb aniz ed area” is a central city or a group of contiguous cities with a population of 50,000 or more people, together with adjacent densely populated areas having a population density of at least 1,000 people per square mile.2 Because the City is in an urb aniz ed area, the proposed Specific Plan Area is also within an 1 United States Census Bureau. 2010a. Los Angeles—Long Beach—Anaheim, CA Urb aniz ed Area No. 51445. Web site: https://www2.census.gov/geo/maps/dc10map/UAUC_ RefMap/ua/ua51445_ los_ angeles--long_ b each--anaheim_ ca/DC10UA51445_ 000.pdf (accessed Septemb er 1, 2023). 2 United States Census Bureau. 2010b . Census Urb an Area FAQs. Web site: https://www.census.gov/ programs-surveys/geography/ab out/faq/2010-urb an-area-faq.html (accessed Septemb er 1, 2023). 4-5 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) urb aniz ed area. Further, surrounding land uses in the vicinity of the Specific Plan Area are representative of urb an densities. The proposed Specific Plan Area is comprised of five of the City’s Specific Plan Areas,including PC-1, PC-2, PC-3, and PC-5 and is currently z oned Planned Business Park (PBP),and Planned Community (PC). The proposed Specific Plan would not result in impacts to existing visual character or quality of pub lic views, as it does not include any specific development or redevelopment proposal.As stated ab ove in Response 4.1.1(a), the proposed Specific Plan would integrate five existing specific plans into a single comprehensive specific plan, incorporating a comprehensive set of performance standards, updated terminology and land use definitions,and clear and uniform entitlement and permitting requirements consistent with the City’s Municipal Code.Implementation of the proposed Specific Plan could potentially alter existing development patterns in the City b y allowing higher density residential development or redevelopment on two properties within the proposed Specific Plan. As detailed in the Cypress Municipal Code, future development must comply with the City’s residential z oning district requirements, which were promulgated for the purpose of reducing impacts on scenic resources, among other things. As stated ab ove in Response 4.1.1(a), the proposed project would not change the maximum b uilding heights, maximum b uildab le floor area or amend the FAR within the Specific Plan Area. New land uses allowed within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. Any new development within the proposed Specific Plan Area would b e required to b e in scale with existing development and adjacent uses, which are primarily commercial, and institutional uses. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the Specific Plan would not degrade the existing visual character or quality of pub lic views and impacts would b e less than significant. d)Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? N o Impact. As describ ed ab ove, the proposed Specific Plan does not propose physical development or include any specific development or redevelopment proposals.The proposed Specific Plan would estab lish comprehensive performance standards, such as landscaping, signage, and lighting guidelines that are intended to encourage safety and accessib ility within the Specific Plan Area, while minimiz ing light pollution and unwanted glare.The proposed Specific Plan would not in and of itself create sources of sub stantial light or glare that adversely affect views,as it does not include physical development.Future development under the proposed Specific Plan would b e required to conform to applicab le City standards, lighting standards, and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would not create new sources of sub stantial light or glare that would adversely affect day or nighttime views, and no mitigation is required. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-6 4.2 AGRICULTURE AN D FORESTRY RESOURCES Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b )Conflict with existing z oning for agricultural use, or a Williamson Act contract? c)Conflict with existing z oning for, or cause rez oning of, forest land (as defined in Pub lic Resources Code Section 12220(g)), timb erland (as defined b y Pub lic Resources Code Section 4526), or timb erland z oned Timb erland Production (as defined b y Government Code Section 51104(g))? d)Result in the loss of forest land or conversion of forest land to non-forest use? e)Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? 4.2.1 Impact Analysis a)Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? N o Impact. No land within the City of Cypress is z oned for agricultural uses or designated Prime Farmland, Unique Farmland, or Farmland of Statewide Important on maps prepared as part of the Farmland Mapping and Monitoring Program b y the California Department of Conservation (DO C). As of 2018, all land within the City was designated as “Urb an and Built Up Land.” 3 The proposed Specific Plan would not convert farmland to a non-agricultural use. Further, the proposed Specific Plan would not result in impacts to agricultural resources, as it does not include any specific development or redevelopment proposal. As such, future development under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the conversion of farmland, and no mitigation is required. 3 California Department of Conservation (DO C). 2016. California Important Farmland Finder. Web site: https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed August 7, 2023). 4-7 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) b)Would the project conflict with existing z oning for agricultural use, or a Williamson Act contract? N o Impact.There is no land within the Specific Plan Area that is z oned for agricultural uses.Further, the proposed Specific Plan would not result in impacts to agricultural resources, as it does not include any specific development or redevelopment proposal. New land uses permitted within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area and would not result in any conflicts with the existing z oning. The proposed project would not affect Williamson Act contract lands b ecause there is no land under a Williamson Act Contract within the City 4 nor would the project convert farmland to a non- agricultural use. As such, any future development under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with existing z oning for agricultural use or conflicts with a Williamson Act contract, and no mitigation is required. c)Would the project conflict with existing z oning for, or cause rez oning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland z oned Timberland Production (as defined by Government Code Section 51104(g))? N o Impact. There is no land z oned as forest land or timb erland within the City, and forest land and timb erland do not exist within the City. Further, the proposed Specific Plan would not, in and of itself, result in impacts to forest land or timb erland, as it does not include any specific development or redevelopment proposals. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with existing z oning for, or cause rez oning of, forest land, timb erland, or timb erland z oned Timb erland Production,and no mitigation is required. d)Would the project result in the loss of forest land or conversion of forestland to non-forest use? N o Impact.As stated ab ove in Response 4.2.1(c), there is no forest land in the City of Cypress, including within the proposed Specific Plan Area. The proposed project would not result in the conversion of forest land to a non-forest use. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would not result in impacts related to the loss of forest land or conversion of forest land for non-forest uses, and no mitigation is required. 4 California Department of Conservation (DO C). 2018. O range County Important Farmland 2018. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-8 e)Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? N o Impact.The City does not contain any Farmland, nor does it contain any forest land. The proposed Specific Plan would not, in and of itself, result in changes in the existing environment which could result in the conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use as it does not include any specific development or redevelopment proposals.As such, any future development under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would not result in impacts related to the conversion of farmland, to non-agricultural uses or conversion of forest land to non-forest uses, and no mitigation is required. 4-9 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.3 AIR Q UALITY Where availab le, the significance criteria estab lished b y the applicab le air quality management district or air pollution control district may b e relied upon to make the following determinations. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Conflict with or ob struct implementation of the applicab le air quality plan? b )Result in a cumulatively considerab le net increase of any criteria pollutant for which the project region is non- attainment under an applicab le federal or state amb ient air quality standard? c)Expose sensitive receptors to sub stantial pollutant concentrations? d)Result in other emissions (such as those leading to odors) adversely affecting a sub stantial numb er of people? 4.3.1 Impact Analysis The Specific Plan Area is located within the South Coast Air Basin (Basin). The South Coast Air Quality Management District (SCAQMD) is the regional government agency that monitors and regulates air pollution within the Basin. The federal Clean Air Act and the California Clean Air Act mandate the control and reduction of specific air pollutants, referred to as “criteria pollutants.” Under these laws, the United States Environmental Protection Agency (USEPA) and the California Air Resources Board (CARB) have estab lished the National Amb ient Air Quality Standards (NAAQS) and California Amb ient Air Quality Standards (CAAQS), respectively,for specific “criteria” pollutants, designed to protect pub lic health and welfare. NAAQS have b een estab lished for six criteria pollutants, including oz one (O 3), particulate matter with a diameter of 10 microns or less (PM10), fine particulate matter with a diameter of 2.5 microns or less (PM2.5), carb on monoxide (CO ), nitrogen dioxide (NO 2), sulfur dioxide (SO 2), and lead. CAAQS have b een estab lished for these same pollutants, as well as sulfates, hydrogen sulfide (H2S), vinyl chloride, and visib ility reducing particulates (VSP). The NAAQS/CAAQS estab lish thresholds identifying safe levels for each criteria pollutant that avoid specific adverse health and environmental effects. Areas that meet the NAAQS/CAAQS are designated as b eing in attainment. Areas that do not meet the NAAQS/CAAQS are designated as b eing in nonattainment. Finally, areas that were once in nonattainment of the NAAQS b ut have since achieved attainment are describ ed as b eing in maintenance. Under the federal Clean Air Act, states are required to prepare State Implementation Plans (SIPs) (Air Quality Management Plans [AQMPs] are components of SIPs) for areas in nonattainment, demonstrating how attainment will b e achieved. The California Clean Air Act requires air quality management districts to prepare air quality plans for achieving the CAAQS, as well as authoriz ing them to estab lish transportation control measures for reduction of emissions. The Basin is in nonattainment of the federal and State standards for O 3 and PM2.5. In addition, the Basin is in nonattainment of the State standard for PM10. To meet these standards, the SCAQMD has estab lished C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-10 project-level thresholds for volatile organic compounds (VO Cs) and nitrogen oxides (NO X ) (precursors to O 3)and PM2.5. a)Would the project conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact.An AQMP describ es air pollution control strategies to b e undertaken b y a city or county in a region classified as a nonattainment area to meet the requirements of the federal Clean Air Act. The main purpose of an AQMP is to b ring an area into compliance with the requirements of federal and State amb ient air quality standards (AAQS). The applicab le air quality plan is the SCAQMD’s adopted 2022 AQMP. The AQMP is b ased on regional growth projections developed b y the Southern California Association of Governments (SCAG). Consistency with the 2022 AQMP for the Basin would b e achieved if a project is consistent with the goals, ob jectives, and assumptions in the AQMP that were designed to achieve the federal and State air quality standards. Per SCAQMD’s CEQ A A ir Q ual ity H andb ook (April 1993, currently b eing revised), there are two main indicators of a project’s consistency with the applicab le AQMP: (1)whether the project would increase the frequency or severity of existing air quality violations or cause or contrib ute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the 2022 AQMP; and (2)whether the project would exceed the 2022 AQMP’s assumptions for the final year for the AQMP. Consistency Criterion 1. Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if localiz ed significance thresholds or regional significance thresholds are exceeded. As evaluated b elow in Response 4.3.1(b ), the proposed Specific Plan would not sub stantially change the range of land uses permitted within the Specific Plan Area.New land uses allowed within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. Implementation of the Specific Plan would not result in construction or operational impacts,and the proposed Specific Plan would not conflict with the AQMP according to this criterion. O n the b asis of the preceding discussion, the proposed Specific Plan is determined to b e consistent with the first criterion. Consistency Criterion 2. The SCAQMD’s CEQ A A ir Q ual ity H andb ook indicates that consistency with AQMP growth assumptions must b e analyz ed for new or amended General Plan elements, Specific Plans, and significant projects. Significant projects include airports, electrical generating facilities, petroleum and gas refineries, designation of oil drilling districts, water ports, solid waste disposal sites, and offshore drilling facilities. The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element.O ne of the properties that would b e affected b y the change in residential density is currently developed at 60 du/ac,and the other property has the potential to accommodate the development of up to 321 dwelling units. Since the proposed Specific Plan would not require physical development, the proposed Specific Plan is not defined as significant for the purposes of the AQMP consistency analysis. 4-11 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) The proposed project includes updates to the land use designations within the new Specific Plan, the estab lishment of a comprehensive set of performance standards (such as landscaping, signage, and lighting), definitions and updates of terminology, amendments to the City’s Zoning Code and, options to streamline project approval processes and permit flexib ility. The proposed land use designation changes would allow residential development to occur on the property at the northwest corner of K atella Avenue and Sib oney Street. The land use designation on this property would b e updated from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), allowing for a residential density of 60 du/ac. The land use designation on the second property at the northeast corner of K atella Avenue and Sib oney Street would b e updated from Mixed-Use Commercial/Residential (MUC/R) to Mixed- Use Commercial/Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), increasing the permitted density from 19 du/ac to 60 du/ac to reflect the existing residential density on the affected parcel. Adoption of the proposed Specific Plan would not implement sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. According to the 2017 American Housing Survey (AHS), the average household siz e in structures that have 50 or more housing units (the highest housing density type evaluated in the AHS) in the Los Angeles-Long Beach-Anaheim Metropolitan Statistical Area (MSA) was 1.99 persons. Because the proposed z oning amendments would allow for higher density housing, 1.99 persons per household was deemed appropriate for use in the analysis contained in this IS/ND. Therefore, the proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.5 The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code.Future residential development allowed under the proposed z oning amendment would accommodate planned regional housing growth included in the SCAG’s Regional Housing Needs Assessment (RHNA) and the proposed project would not exceed the growth assumptions in the SCAG’s Regional Transportation Plan/Sustainab le Communities Strategy (RTP/SCS) or the AQMP. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to a conflict or ob struction of implementation of applicab le air quality plans. No mitigation is required. 5 321 households x 1.99 persons per household = 639 persons C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-12 b)Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact. The Basin is currently designated as b eing in nonattainment of the federal and State standards for O 3 and PM2.5. In addition, the Basin is in nonattainment for the PM10 State standard. The Basin’s nonattainment status is attrib uted to the region’s development history. Past, present, and future development projects contrib ute to the region’s adverse air quality impacts on a cumulative b asis. By its very nature, air pollution is largely a cumulative impact. No single project is sufficient in siz e to, b y itself, result in nonattainment of amb ient air quality standards. Instead, a project’s individual emissions contrib ute to existing cumulatively significant adverse air quality impacts. If a project’s contrib ution to the cumulative impact is considerab le, then the project’s impact on air quality would b e considered significant. In developing thresholds of significance for air pollutants, the SCAQMD considered the emission levels for which a project’s individual emissions would b e cumulatively considerab le. If a project exceeds the identified significance thresholds, its emissions would b e cumulatively considerab le, resulting in significant adverse air quality impacts to the region’s existing air quality conditions. The proposed Specific Plan would not, in and of itself, result in impacts to air quality as it does not include any specific development or redevelopment proposal.Future development under the Specific Plan may include a variety of grading, construction, and demolition activities, and could thereb y result in the generation of short-term construction emissions. Short-term construction emissions may include the release of particulate matter emissions (i.e., fugitive dust) generated b y excavating, paving, and b uilding activities. Short-term construction emissions from construction equipment may also include CO , NO X , VO Cs, directly emitted particulate matter (PM2.5 and PM10), and toxic air contaminants (TACs) such as diesel exhaust particulate matter. The SCAQMD has estab lished Rule 403 for fugitive dust, which would require the Applicant to implement measures that would reduce the amount of particulate matter generated during the construction period such as the watering of sites, coverage of all trucks hauling loose materials, and the reduction of traffic speeds on unpaved roads. Long-term operational emissions are associated with any change in permanent use of a project site b y on-site stationary and off-site mob ile sources that sub stantially increases emissions. Stationary- source emissions include emissions associated with electricity consumption and natural gas usage. Mob ile-source emissions typically result from vehicle trips associated with a project. Future development under the proposed Specific Plan would b e required to comply with the latest California Green Building Standards Code. Future development projects under the proposed Specific Plan would b e required to conform with all applicab le air quality and City standards, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would not expose sensitive receptors to sub stantial pollutant concentrations, and impacts would b e less than significant. No mitigation is required. 4-13 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) c)Would the project expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact.As discussed previously, the proposed project would not, in and of itself entitle, propose, or otherwise require the construction of new development or rehab ilitation of existing development. The proposed project would update the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac and accommodate the development of up to 321 residential dwelling units. Any future developments that would create short-term air quality impacts resulting from construction, such as dust generated b y clearing and grading activities,exhaust emissions from gas-and diesel-powered construction equipment, and vehicular emissions associated with the commuting of construction workers would b e sub ject to localiz ed significance thresholds determined b y the SCAQMD for central O range County. Further, the proposed Specific Plan would not, in and of itself, expose sensitive receptors to sub stantial pollutant concentrations, as it does not propose any physical development.Any future developments would b e required to conform with all applicab le air quality standards, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines and would require further evaluation at the project level to demonstrate whether emissions would exceed SCAQMD’s Localiz ed Significance Thresholds (LSTs)and require project-specific mitigation.In addition, Regulatory Compliance Measures (RCMs)AQ-1 through RCM AQ-4 would b e required for construction of future projects to ensure compliance with SCAQMD standard conditions, including Rule 403 (Fugitive Dust) to control fugitive dust and Rule 1113 (Architectural Coatings) to control VO C emissions from paint. Furthermore, any necessary mitigation would b e imposed at the project level once such future projects are proposed.Therefore, adoption of the proposed Specific Plan would not expose sensitive receptors to sub stantial pollutant concentrations, and impacts would b e less than significant. No mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to air quality. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure AQ -1 SCAQ MD Rule 403. During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall b e controlled b y regular watering or other dust preventative measures b y using the following procedures, in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403 during construction. The applicab le Rule 403 measures are as follows: •Apply nontoxic chemical soil stab iliz ers according to manufacturers’ specifications to all inactive C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-14 construction areas (previously graded areas inactive for 10 days or more). •Water active sites at least twice daily (locations where grading is to occur shall b e thoroughly watered prior to earthmoving). •Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6 meter) of freeb oard (vertical space b etween the top of the load and the top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114. •Pave construction access roads at least 100 feet (30 meters) onto the site from the main road. •Reduce traffic speeds on all unpaved roads to 15 miles per hour or less. Regulatory Compliance Measure AQ -2 State Vehicle Code Section 23114. All trucks that are to haul excavated or graded material shall comply with State Vehicle Code Section 23114, with special attention to Sections 23114(b )(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto pub lic streets and roads. Regulatory Compliance Measure AQ -3 SCAQ MD Rule 1113. Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction b id packages specify: •Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent; •Coatings and solvents that will b e utiliz ed have a volatile organic compound content lower than required under SCAQMD Rule 1113; and •To the extent feasib le, construction/b uilding materials shall b e composed of pre-painted materials. Regulatory Compliance Measure AQ -4 SCAQ MD Rule 402. Future projects shall comply with SCAQMD Rule 402. Rule 402 prohib its the discharge of air contaminants or other material from any type of operations, which can cause nuisance or annoyance to 4-15 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) any considerab le numb er of people or to the pub lic or which endangers the comfort or repose of any such persons, or the pub lic. Regulatory Compliance Measure AQ -5 Energy Code and Title 24. All future projects shall comply with the latest Energy Code and Title 24 solar requirements for new residential development. d)Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Less Than Significant Impact. During construction of potential development/redevelopment projects within the proposed Specific Plan, diesel-operated machinery likely would b e used in grading and b uilding operations; this would result in short-term exposure of immediately adjacent areas to diesel odors. However, these odors would b e transient and would not b e anticipated to result in a sub stantial nuisance. In addition, the development of high-density residential uses on the properties affected b y the proposed land use designation change would b e required to comply with SCAQMD Rule 402, which prohib its the discharge of air contaminants or other material which “cause injury, detriment, nuisance, or annoyance to any considerab le numb er of persons or to the pub lic… ” Examples of odor- generating projects are wastewater treatment plants, compost facilities, landfills, solid-waste transfer stations, fib erglass manufacturing facilities, paint/coating operations (e.g., auto b ody shops), dairy farms, petroleum refineries, asphalt b atch plants, chemical manufacturing, and food manufacturing facilities. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac,and the other property has the potential to accommodate the development of up to 321 dwelling units. Residential land uses on the properties affected b y the proposed land use designation change could result in generation of odors such as exhaust from landscaping equipment. However, unlike the odor- generating land uses identified ab ove, these are not considered potential generators of odor that could affect a sub stantial numb er of people. During construction activities, construction equipment exhaust and application of asphalt and architectural coatings would temporarily generate odors. Any construction-related odor emissions would b e temporary and intermittent. Additionally, noxious odors would b e confined to the immediate vicinity of the construction equipment and unlikely to affect a sub stantial numb er of people. In addition, b y the time such emissions reached any sensitive receptor sites, they would b e diluted to well b elow any level of air quality concern. Furthermore, short-term construction-related odors are expected to cease upon the drying or hardening of the odor-producing materials. Any impacts identified from development under the proposed Specific Plan would b e addressed through compliance with SCAQMD Rule 402. As such, future development projects under the proposed Specific Plan would b e required to conform with all applicab le City standards and criteria including consistency with the General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-16 provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to other emissions (such as those leading to odors), and no mitigation is required. 4-17 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.4 BIOLOGICAL RESOURCES Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Have a sub stantial adverse effect, either directly or through hab itat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or b y the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? b )Have a sub stantial adverse effect on any riparian hab itat or other sensitive natural community identified in local or regional plans, policies, regulations or b y the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? c)Have a sub stantial adverse effect on state or federally protected wetlands (including, b ut not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d)Interfere sub stantially with the movement of any native resident or migratory fish or wildlife species or with estab lished native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e)Conflict with any local policies or ordinances protecting b iological resources, such as a tree preservation policy or ordinance? f)Conflict with the provisions of an adopted Hab itat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state hab itat conservation plan? 4.4.1 Impact Analysis a)Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? Less Than Significant Impact.The proposed Specific Plan does not include any physical development. Any future development under this Specific Plan would b e required to conform with all applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Future developments contemplated under the proposed Specific Plan would b e situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. Project proponents shall have a qualified b iologist conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities. However, structures and vegetation within and surrounding the Specific Plan Area could provide suitab le nesting hab itat for a variety of native resident and migratory b ird species, C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-18 including raptors such as Cooper’s hawk (A ccipiter cooperii). Nesting b irds are protected under the federal Migratory Bird Treaty Act (MBTA) (Title 33, United States Code, Section 703 et seq., see also Title 50, Code of Federal Regulations, Part 10) and Section 3503 of the California Fish and Game Code. To ensure compliance with the federal MBTA and California Fish and Game Code, preconstruction nesting b ird surveys will b e conducted prior to any vegetation clearing or initial ground disturb ance activities planned to occur during the nesting b ird season (Feb ruary 1 through August 31). Therefore, if future project construction occurs b etween Feb ruary 1 and August 31, a qualified b iologist shall conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities. With successful implementation of Regulatory Compliance Measure (RCM) BIO -1, as detailed b elow, impacts to nesting b irds would b e avoided. No other special-status or otherwise protected species would b e impacted. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the Specific Plan would result in less than significant impacts related to conflicts with local policies or ordinances protecting b iological resources, such as trees, and no mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to b iological resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure BIO-1 N esting Bird Survey and Avoidance. If vegetation removal, construction, or grading activities are planned to occur within the active nesting b ird season (Feb ruary 1 through August 31), the City of Cypress (City) Community Development Department, or designee, shall confirm that the future Applicant has retained a qualified b iologist who shall conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities. The nesting b ird survey shall include the work area and areas adjacent to the site (within 500 feet, as feasib le) that could potentially b e affected b y project- related activities such as noise, vib ration, increased human activity, and dust, etc. For any active nest(s) identified, the qualified b iologist shall estab lish an appropriate b uffer z one around the active nest(s). The appropriate b uffer shall b e determined b y the qualified b iologist b ased on species, location, and the nature of the proposed activities. Project activities shall b e avoided within the b uffer z one until the nest is deemed no longer active, as determined b y the qualified b iologist. 4-19 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) b)Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? N o Impact.The proposed Specific Plan Area is situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. The Specific Plan Area is currently developed and located in an urb an area. There are no natural streams or riparian hab itat present within the Specific Plan Area. The closest critical hab itat in proximity to the proposed Specific Plan Area is a minimum of 2.0 miles to the northwest of the proposed planning area.No riparian hab itat or sensitive natural communities, as identified in local or regional plans, policies, or regulations or b y the California Department of Fish and Wildlife (CDFW) or the United States Fish and Wildlife Service (USFWS), exist within the Specific Plan Area. Therefore, development of the proposed project would not impact any riparian hab itat or other sensitive natural community identified in local or regional plans, policies, or regulations, or b y the CDFW or USFWS. No mitigation is required. c)Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? N o Impact. The Specific Plan Area is situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. The Specific Plan Area is located within an urb aniz ed area and does not contain any federally protected wetlands as defined b y Section 404 of the Clean Water Act. Therefore, adoption of the proposed Specific Plan would have no impacts on federally protected wetlands, and no mitigation is required. d)Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less Than Significant Impact. The proposed Specific Plan does not include any physical development. Any future development under this Specific Plan would b e required to conform with all applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. The Specific Plan Area is situated in a developed setting with no connections to contiguous native hab itats, aquatic resource areas (such as rivers or riparian corridors), or sensitive natural communities. The Specific Plan Area is currently developed and located in an urb an area. Due to the surrounding urb an development, the Specific Plan Area does not function as a wildlife movement corridor. Wildlife movement and hab itat fragmentation would not occur as a result of Specific Plan implementation as the Specific Plan Area is largely developed and surrounded b y existing urb an/ sub urb an development. Species that are found on site either fly onto the site or are ab le to navigate on the ground through long stretches of urb an development. Therefore, the Specific Plan Area does not contain any native resident or migratory fish, wildlife species, or wildlife corridors. In addition, no C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-20 portion of the Specific Plan Area or the immediately surrounding areas contains an open b ody of water that serves as natural hab itat in which fish could exist. The lack of ground cover and suitab le foraging hab itat make the proposed Specific Plan Area undesirab le for many local wildlife species.Impacts would b e less than significant. e)Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less Than Significant Impact.The proposed Specific Plan would not, in and of itself, result in impacts to protected b iological resources, such as those under a tree preservation policy or ordinance as the proposed Specific Plan does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le local policies and ordinances protecting b iological resources, such as a tree preservation policy or ordinance,as detailed b elow. Additionally, the project would b e required to conform with all applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. The Landmark Tree O rdinance in the City’s Municipal Code protects designated landmark trees that are specifically identified in the City of Cypress’s Inventory of Landmark Trees (July 1996). As shown in this inventory there are landmark trees located within the Specific Plan Area. Adherence to RCM BIO -2 would ensure that any removal of on-site trees as part of the proposed project would not conflict with the City’s Landmark Tree O rdinance. Per Article IV of the Municipal Code, Street Trees, any tree within the pub lic right-of-way b elongs to the City of Cypress. Any work to street trees conducted as part of the proposed project would b e done in accordance with the City Council’s adopted Parkway Tree Policy. The City has not adopted any other policies or ordinances protecting b iological resources. Therefore, compliance with RCM BIO -2 would ensure that the proposed Specific Plan would comply with all local policies and ordinances relating to tree protection, and it would not result in any conflicts with local policies or ordinances protecting b iological resources. Impacts would b e less than significant,and no mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to b iological resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure BIO-2 Landmark Tree Removal. The Director of the City of Cypress Community Development Department, or designee, shall review and approve the removal of any trees required b y future development associated with the Cypress Business Parks Moderniz ation and 4-21 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Integration Project. As specified in City Municipal Code Section 17-19, the property owner of a landmark tree shall sub mit a written request for review and consideration of the landmark tree removal and replacement plan at least 30 days prior to said removal. Pub lic notice of a proposed landmark tree removal shall b e posted next to or on the sub ject landmark tree, at the local pub lic lib rary, and at the Cypress City Hall during the entire 30-day application-processing period. No trees on the proposed project site shall b e removed prior to the approval of a landmark tree removal permit b y the Director of the City of Cypress Community Development Department, or designee. f)Would the project conflict with the provisions of an adopted Habitat Conservation Plan, N atural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? N o Impact.The City is not currently participating in a Hab itat Conservation Plan, Natural Community Conservation Plan, or other hab itat conservation plan. The O range County Transportation Authority’s (O CTA)2016 Natural Community Conservation Plan/Hab itat Conservation Plan (NCCP/HCP)includes a Plan Area that covers the entirety of O range County, including Cypress. The City is not a party to the O CTA NCCP/HCP, and development activity within the City is not sub ject to the provisions of the O CTA NCCP/HCP. Furthermore,the Specific Plan does not include any specific development or redevelopment proposals.Future development projects under the proposed Specific Plan would b e required to conform with the approved local, regional, or State hab itat conservation plans and all applicab le City standards and criteria,including consistency with the General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with any adopted conservation plans or other approved local, regional, or State hab itat conservation plans, and no mitigation is required. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-22 4.5 CULTURAL RESOURCES Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Cause a sub stantial adverse change in the significance of a historical resource pursuant to §15064.5? b )Cause a sub stantial adverse change in the significance of an archaeological resource pursuant to §15064.5? c)Disturb any human remains, including those interred outside of dedicated cemeteries? 4.5.1 Impact Analysis a)Would the project cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5? N o Impact.The Cypress General Plan Conservation/O pen Space/Recreation Element addresses the long-range conservation, preservation, and enhancement of Cypress's open space and natural environment. The City of Cypress has no known historic, archaeological, or paleontological resources. Further, the proposed Specific Plan would not, in and of itself, result in impacts to historical resources, as it does not include any specific development or redevelopment proposals. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the Specific Plan would not result in impacts to historic resources or cause a sub stantial adverse change in the significance of a historical resource pursuant to Section 15064.5 of the State CEQ A G uidel ines, and no mitigation is required. b)Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? Less Than Significant Impact.As stated ab ove in Response 4.5.1(a), the proposed project does not include physical development.Future development under the proposed Specific Plan may have the potential to impact archeological resources; any evidence of cultural resources that might b e unearthed in the process of construction would b ecome immediate grounds for the halting of all construction until the extent and significance of any find is properly catalogued and evaluated b y archaeological and cultural resource authorities recogniz ed as having competence b y the State of California.Future development would likely include demolition, site preparation/grading activities, during which there is the potential to encounter unknown cultural resources. In the event that historical or archaeological resources are encountered during grading and construction, operations shall cease,and Regulatory Compliance Measure (RCM) CUL-1 will b e implemented. With the implementation of RCM CUL-1, project impacts to archaeological resources would b e less than significant. 4-23 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to cultural resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure CUL-1 Unknown Archaeological Resources.In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the O range County List of Qualified Archaeologists has evaluated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Pub lic Resources Code (PRC). The Applicant and its construction contractor shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the project site. Any found deposits shall b e treated in accordance with federal, State and local guidelines, including those set forth in PRC Section 21083.2. Prior to commencement of grading activities, the Director of the City of Cypress (City) Community Development Department, or designee, shall verify that all project grading and construction plans include specific requirements regarding California PRC (Section 21083.2[g]) and the treatment of archaeological resources as specified ab ove. c)Would the project disturb any human remains, including those interred outside of dedicated cemeteries? Less Than Significant Impact.As stated ab ove in Response 4.5.1(a), the proposed project does not include physical development. However, as describ ed previously, there is the potential to encounter unknown cultural resources within the Specific Plan Area during grading and construction operations. Disturb ing human remains could violate the State’s Health and Safety Code, as well as destroy the resource. In the unlikely event that human remains are encountered during future construction, the proper authorities would b e notified, and standard procedures for the respectful handling of human remains during the earthmoving activities would b e adhered to. Construction contractors are required to adhere to California Code of Regulations (CCR) Section 15064.5(e), Pub lic Resources Code (PRC) Section 5097, and Section 7050.5 of the State’s Health and Safety Code. To ensure proper treatment of b urials in the event of an unanticipated discovery of a b urial, human b one, or suspected human b one, the law requires that all excavation or grading in the vicinity of the find halt immediately, the area of the find b e protected, and the contractor immediately notify the County Coroner of the find. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-24 The contractor, the Applicant, and the County Coroner are required to comply with the provisions of CCR Section 15064.5(e), PRC Section 5097.98, and Section 7050.5 of the State’s Health and Safety Code. Compliance with these provisions (specified in RCM CUL-2), would ensure that any potential impacts to unknown b uried human remains would b e less than significant b y ensuring appropriate examination, treatment, and protection of human remains as required b y State law. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to cultural resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure CUL-2 Human Remains.In the event that human remains are encountered on the project site, work within 50 feet of the discovery shall b e redirected and the County Coroner notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturb ance shall occur until the County Coroner has made a determination of origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to b e Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). With the permission of the property owner, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification b y the NAHC. The MLD may recommend scientific removal and non- destructive analysis of human remains and items associated with Native American b urials. Consistent with CCR Section 15064.5(d), if the remains are determined to b e Native American and an MLD is notified, the City of Cypress shall consult with the MLD as identified b y the NAHC to develop an agreement for treatment and disposition of the remains. Prior to the issuance of grading permits, the Director of the City of Cypress Community Development Department, or designee, shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98, as stated ab ove. 4-25 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.6 EN ERGY Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation? b )Conflict with or ob struct a state or local plan for renewab le energy or energy efficiency? 4.6.1 Impact Analysis a)Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact. The proposed project would not, in and of itself, entitle, propose, or otherwise require the construction of new development or rehab ilitation of existing development. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. Electrical and natural gas demand associated with project operations would not b e considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region. Furthermore, the proposed project would not conflict with or ob struct a State or local plan for renewab le energy or energy efficiency. All future residential development would b e required to adhere to all federal, State, and local requirements for energy efficiency, including the latest Title 24 standards. Title 24 b uilding energy efficiency standards estab lish minimum efficiency standards related to various b uilding features, including appliances, water and space heating and cooling equipment, b uilding insulation and roofing, and lighting, which would reduce energy usage. Although the proposed project has the potential to result in an increase in demand for electricity, this increase would not require Southern California Edison (SCE) to expand or construct infrastructure that could cause sub stantial environmental impacts b ecause all of the properties that would b e affected b y the residential land use designation change are already served b y utilities or directly adjacent to existing urb an development. Similarly, natural gas infrastructure is not anticipated due to cumulative development.Transportation energy use would also increase; however, this transportation energy use would not represent a major amount of energy use when compared to the amount of existing development and to the total numb er of vehicle trips and vehicle miles traveled (VMT) throughout O range County and the region. Regulatory Compliance Measure (RCM) EN-1, provided b elow, which would reduce energy usage during construction through reducing truck idling times. With C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-26 implementation of RCM EN-1, impacts to energy resources under the proposed Specific Plan would b e less than significant, and no mitigation is required. As stated ab ove, the 4.10-acre property located adjacent to 4955 K atella Avenue at the northeast corner of K atella Avenue and Sib oney Street, which would b e affected b y the residential land use designation change, is currently developed at 60 du/ac. The other 7.15-acre property located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue) has the potential to accommodate the development of up to 321 dwelling units. As such, the future b uild-out of the 321 residential units on 4944 K atella Avenue that would b e allowed under the proposed project would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation. Regulatory Compliance Measures The following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to energy resources. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure EN -1 Limit Idling Time.The Applicant and construction contractor would b e required to comply with applicab le idling regulations for on-road vehicles during project construction and operation, which require truck drivers to turn off their engines within 5 minutes of idling. b)Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact. As stated ab ove,the proposed Specific Plan would not, in and of itself, conflict with State or local plans for renewab le energy, as it does not include any specific development or redevelopment proposal.While the implementation of the proposed Specific Plan has the potential to increase the demand for energy through day-to-day operations and fuel consumption associated with construction activities due to the increase in residential densities,the anticipated energy usage would b e temporary in nature and would b e relatively small in comparison to the overall use in O range County. In addition, energy usage associated with operation of the proposed project would b e relatively small in comparison to the overall use in the County, and the State’s availab le energy resources. Therefore, energy impacts at the regional level would b e negligib le. Additionally, future developments under the proposed Specific Plan would b e required to ob tain permits and comply with federal, State, and local regulations aimed at reducing energy consumption. Federal and State energy regulations, such as the California Energy Code Building Energy Efficiency Standards (California Code of Regulations [CCR] Title 24, Part 6), the California Green Building Standards Code (CCR Title 24, Part 11), and Senate Bill 743 transportation-related impact analysis requirements would also b e imposed through future development permit review to minimiz e future energy consumption. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in the inefficient, wasteful, and 4-27 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) unnecessary consumption of energy. Any potential impacts related to conflict with or ob struction of a State or local plan for renewab le energy or energy efficiency would b e less than significant, and no mitigation is required. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-28 4.7 GEOLOGY AN D SOILS Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Directly or indirectly cause potential sub stantial adverse effects, including the risk of loss, injury, or death involving: i.Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued b y the State Geologist for the area or b ased on other sub stantial evidence of a known fault? Refer to Division of Mines and Geology Special Pub lication 42. ii.Strong seismic ground shaking? iii.Seismic-related ground failure, including liquefaction? iv.Landslides? b )Result in sub stantial soil erosion or the loss of topsoil? c)Be located on a geologic unit or soil that is unstab le, or that would b ecome unstab le as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, sub sidence, liquefaction, or collapse? d)Be located on expansive soil, as defined in Tab le 18-1-B of the Uniform Building Code (1994), creating sub stantial direct or indirect risks to life or property? e)Have soils incapab le of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not availab le for the disposal of wastewater? f)Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? 4.7.1 Impact Analysis a)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i.Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Z oning Map issued by the State Geologist for the area or based on other substantial evidence of known fault? (Refer to Division of Mines and Geology Special Publication 42.) Less Than Significant Impact.As describ ed in the City of Cypress General Plan Safety Element, no active or potentially active faults have b een identified within the City. However, like all of Southern California, the City is within a seismically active region. Haz ards relating to seismic events, including ground shaking and liquefaction, could endanger structures and people within the area. The proposed Specific Plan Area is not within an Alquist-Priolo Earthquake Fault Zone. According to the California Geological Survey’s EQ Zapp: California Earthquake Haz ards Zone Application (EQ Zapp web -b ased application), the Los Alamitos Fault, the Newport-Inglewood Fault, the Puente Hills Thrust Fault System, the Lower Elysian Park Thrust, and the Whittier Fault Zones are within a 15-mile radius of the proposed Specific Plan Area, respectively. 4-29 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) The proposed project would not, in and of itself, result in impacts from the rupture of a known earthquake fault, as it does include any specific development or redevelopment proposal.The proposed Specific Plan would make possib le new residential development that could potentially directly or indirectly cause potential sub stantial adverse effects involving rupture of a known earthquake fault.As sub sequent infill and redevelopment residential projects occur, potential project- specific impacts would b e assessed, and could require additional CEQA analysis in accordance with Section 15162 of the State CEQ A G uidel ines. Some of the infill and redevelopment projects may qualify for CEQA exemptions, provided that they meet the requisite conditions set forth in State CEQ A G uidel ines Sections 15300-15332.Future development projects envisioned under the proposed Specific Plan would b e required to conform with applicab le City policies estab lished in the Safety Element and the current b uilding codes. Furthermore, all future projects would b e required to prepare a Final Geotechnical Report that would provide site-specific geotechnical recommendations for proposed residential b uildings, including pad compaction levels, foundation requirements, wall footing design parameters, and myriad other recommendations to ensure all b uildings are constructed to appropriate engineering requirements. Following these requirements would further minimiz e or reduce potential safety risks. Because of the distance to the nearest fault, the proposed project would neither negate nor supersede the requirements of the Alquist-Priolo Earthquake Fault Zoning Act, nor would the proposed project expose people or structures to potentially sub stantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault as delineated on the current Alquist-Priolo Earthquake Fault Zoning Map. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts, and no mitigation is required. ii.Strong seismic ground shaking? Less Than Significant Impact.As stated ab ove in Response 4.7.1(a)(i), all of Southern California is a seismically active region. There are several faults in the vicinity of the Specific Plan Area that are capab le of producing strong ground motion, including the Newport-Inglewood Fault,the Norwalk Fault,the Whittier-Elsinore Fault,the Elysian Park Fault, and the San Andreas Fault.During an earthquake along any of these faults or other faults in the region, seismically induced ground shaking would b e expected to occur. The degree of seismic ground shaking would depend on several factors, including the fault location, its distance from the City, and the earthquake magnitude. Regardless of seismic activity anticipated to occur on site, all future projects implemented in accordance with the proposed Specific Plan would b e designed in accordance with California Building Code (CBC ) requirements that address structural seismic safety. As such, any future individual projects under the Specific Plan would b e required to b e consistent with City policies estab lished in the Safety Element and would b e required to b e compliant with the current California Building Code Compliance Seismic Standards. Furthermore, the Specific Plan does not include any specific development or redevelopment proposal. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Additionally, as specified in Regulatory Compliance Measure (RCM) GEO -1, b elow, any new b uildings within the proposed Specific C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-30 Plan Area would b e sub ject to the seismic design criteria of the most current CBC requirements that aim to prevent b uilding collapse and reduce the impacts of seismic ground shaking. Adherence to these requirements would address injury and loss of life and b uilding damage after an earthquake. Therefore, with the implementation of RCM GEO -1, impacts related to seismic ground shaking would b e less than significant, and no mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to geology and soils. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure GEO-1 Compliance with Seismic and Building Standards in the Building Code. Prior to issuance of a b uilding permit, the City of Cypress (City) Engineer, Building O fficial, or their designee, and the project soils engineer shall review the b uilding plans to verify that the structural design conforms to the requirements of the City’s latest adopted edition of the California Building Standards Code. Structures and walls shall b e designed in accordance with applicab le sections of the City’s Building Code. iii.Seismic-related ground failure, including liquefaction? Less Than Significant Impact. Soil liquefaction is a phenomenon in which cyclic stresses, produced b y earthquake-induced ground motion, create excess pore pressures in relatively cohesionless and low plastic soils. These soils may thereb y acquire a high degree of mob ility, which can lead to lateral movement, sliding, consolidation and settlement of loose sediments, sand b oils, and other damaging deformations. This phenomenon occurs only b elow the water tab le, b ut after liquefaction has developed, the effects can propagate upward into overlying non-saturated soil as excess pore water dissipates. The factors known to influence liquefaction potential include soil type and grain siz e, relative density, groundwater level, confining pressures, and b oth intensity and duration of ground shaking. In general, materials that are susceptib le to liquefaction are loose, saturated granular soils having low fine content under low confining pressures and some low plastic silts and clays. As stated in the General Plan EIR (2001), the City of Cypress is underlain b y soils that contain alluvium that may b ecome unstab le during intense ground shaking resulting in potential liquefaction;further, the Specific Plan Area,according to the California Geological Survey’s EQ Zapp, is in a Liquefaction Haz ards Zone of required investigations. Future development under the proposed Specific Plan would b e required to b e consistent with City policies estab lished in the Safety Element and existing codes. Adherence to the recommendations of a project-specific geotechnical report, including engineered site preparation and adequate structural design per current b uilding codes, would also b e required 4-31 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) for new development projects.Furthermore, the proposed Specific Plan does not include any specific development or redevelopment proposal. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would result in less than significant impacts associated with the risk of loss, injury, or death involving strong seismic-related ground failure, including liquefaction, and no mitigation is required. iv.Landslides? N o Impact. According to the City’s General Plan Safety Element (2001), the City does not contain any significant topographic features. The Specific Plan Area and the surrounding areas are flat with no unusual geographic features. Furthermore, the proposed Specific Plan would not, in and of itself, result in impacts to geology and soils, as it does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to adhere to current b uilding codes and regulations for b uilding designs including the applicab le City standards.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts associated with the risk of loss, injury, or death involving landslides, and no mitigation is required. b)Would the project result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. Soil erosion occurs when topsoil is carried away b y the physical forces of wind and water and is relocated to an area where it b uilds up over time. Although the proposed project does not involve physical development, during the construction activities of any future project implemented in accordance with the general plan and z oning updates, b are soil could b e exposed, and there could b e an increased potential for soil erosion compared to existing conditions. Any future development associated with the proposed project which disturb s more than 1 acre of soil would b e sub ject to the Construction General Permit which requires preparation of a Stormwater Pollution Prevention Plan (SWPPP). If applicab le, a SWPPP would detail Erosion Control and Sediment Control Best Management Practices (BMPs) to b e implemented during project construction to minimiz e erosion and retain sediment on site. If a future project would disturb less than 1 acre of soil, it would b e sub ject to the requirements of Section 5.106 of the 2022 California Green Building Standards Code (CALGreen Code), which requires projects that disturb less than 1 acre of soil and that are not part of a larger common plan to comply with the local municipal code and/or implement a comb ination of erosion control.The proposed Specific Plan would not, in and of itself, result in impacts to soil erosion or the loss of topsoil, as it does not include any specific development or redevelopment proposal. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, compliance with the requirements of the Construction General Permit or 2022 California Green Building Standards Code and with implementation of the construction BMPs, construction impacts related to soil erosion or the loss of topsoil would b e less than significant, and no mitigation would b e required. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-32 c)Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-site or off-site landslides, lateral spreading, subsidence, liquefaction, or collapse? Less Than Significant Impact.Landslides and other forms of mass wasting, including mud flows, deb ris flows, and soil slips, occur as soil moves downslope under the influence of gravity. Landslides are frequently triggered b y intense rainfall or seismic shaking. Because the Specific Plan Area is located in a relatively flat area, landslides or other forms of natural slope instab ility do not represent a significant haz ard to the planning area or the surrounding area. Moreover, the proposed project does not include any physical improvements that would increase risks associated with landslides on the site. In addition, as discussed in Response 4.7(a)(iv), the proposed Specific Plan Area is not within an area susceptib le to landslides. All excavations required for construction of any future projects implemented in accordance with the City’s General Plan and Zoning code amendments must b e performed in accordance with City and State Building Codes, and the State Division of O ccupational Safety and Health requirements. Lateral spreading is a type of liquefaction-induced ground failure associated with the lateral displacement of surficial b locks of sediment resulting from liquefaction in a sub surface layer. O nce liquefaction transforms the sub surface layer into a fluid mass, gravity plus the earthquake inertial forces may cause the mass to move downslope towards a free face (such as a river channel or an emb ankment). As discussed in Response 4.7(a)(iii), although the Specific Plan Area is within an area susceptib le to liquefaction, all future projects implemented in accordance with the proposed Specific Plan would b e designed in accordance with engineering design standards and recommendations of the future project’s geotechnical reports In order to reduce the risk of liquefaction. Therefore, any future projects that are implemented under the Specific Plan would not b e susceptib le to lateral spreading. Sub sidence refers to b road-scale changes in the elevation of land. Common causes of land sub sidence are pumping water, oil, and gas from underground reservoirs; dissolution of limestone aquifers (sinkholes); collapse of underground mines; drainage of organic soils; and initial wetting of dry soils (hydrocompaction). Sub sidence is also caused b y heavy loads generated b y large earthmoving equipment. All future projects implemented in accordance with the proposed Specific Plan would comply with City and State Building Codes, and geotechnical evaluations would b e prepared to evaluate the potential for sub sidence. As discussed in Response 4.7(a)(iii), the proposed Specific Plan Area is within an area susceptib le to liquefaction. Any future projects under the Specific Plan would b e sub ject to permits and required to adhere to all federal, State, and local requirements for avoiding and minimiz ing impacts caused b y unstab le geological units or soils and would require adherence with the recommendations of a project-specific geotechnical report, including engineered site preparation and adequate structural design. Any proposed construction would b e required to implement appropriate engineering design in conformance with the recommended geotechnical standards for construction. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related 4-33 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) to unstab le soils that could result in landslides, lateral spreading, sub sidence, liquefaction, or collapse, and no mitigation is required. d)Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating direct or indirect substantial risks to life or property? Less Than Significant Impact. Expansive soils contain types of clay minerals that occupy considerab ly more volume when they are wet or hydrated than when they are dry or dehydrated. Volume changes associated with changes in the moisture content of near-surface expansive soils can cause uplift or heave of the ground when they b ecome wet or, less commonly, cause settlement when they dry out. Soils with an expansion index (EI) of greater than 20 are classified as expansive for b uilding purposes and, therefore, have a potentially significant impact. The proposed Specific Plan would not, in and of itself, result in impacts to geology and soils, as it does not include any specific development or redevelopment proposal; however, any future developments would b e required to adhere to all federal, State, and local requirements for avoiding and minimiz ing impacts caused b y expansive soils and would require adherence with the recommendations of a project specific geotechnical report, including engineered site preparation and adequate structural design. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to expansive soils, and no mitigation is required. e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? N o Impact.The proposed Specific Plan would not have an impact related to the use of septic tanks or alternative wastewater disposal systems, as the Specific Plan does not include any specific development or redevelopment proposal. Future projects under the Specific Plan would b e developed in areas served b y the City’s sanitary sewer system and would therefore not use septic tanks or other alternative wastewater disposal systems. Therefore, adoption of the proposed Specific Plan would not result in impacts associated with soils incapab le of adequately supporting the use of septic tanks or alternative wastewater disposal systems, and no mitigation is required. e)Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less Than Significant Impact. The proposed Specific Plan would not have an impact on any unique paleontological resources or unique geologic features, as the Specific Plan does not propose physical development. Any future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria,including consistency with the City’s General Plan and Zoning Code.Potential impacts to paleontological resources are location-and project- specific (e.g., the project may require excavation). As such, determinations regarding the presence of paleontological resources cannot b e assessed in a meaningful way until the specific details of a project are known and a paleontological assessment is prepared. Therefore, the project would have a less than significant impact on directly or indirectly destroying a unique paleontological resource or site C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-34 or unique geologic feature, and no mitigation is necessary.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would have a less than significant impact on directly or indirectly destroying a unique paleontological resource or site or unique geologic feature, and no mitigation is necessary. 4-35 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.8 GREEN HOUSE GAS EMISSION S Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b )Conflict with an applicab le plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 4.8.1 Impact Analysis Greenhouse gases (GHGs) are present in the atmosphere naturally, are released b y natural sources, or are formed from secondary reactions taking place in the atmosphere. The gases that are widely seen as the principal contrib utors to human-induced glob al climate change are: •Carb on dioxide (CO 2) •Methane (CH4) •Nitrous oxide (N2O ) •Hydrofluorocarb ons (HFCs) •Perfluorocarb ons (PFCs) •Sulfur hexafluoride (SF6) O ver the last 200 years, humans have caused sub stantial quantities of GHGs to b e released into the atmosphere. These extra emissions are increasing GHG concentrations in the atmosphere and enhancing the natural greenhouse effect, b elieved to b e causing glob al warming. While manmade GHGs include naturally occurring GHGs such as CO 2, CH4, and N2O , some gases, like HFCs, PFCs, and SF6 are completely new to the atmosphere. Certain gases, such as water vapor, are short-lived in the atmosphere. O thers remain in the atmosphere for significant periods of time, contrib uting to climate change in the long term. Water vapor is excluded from the list of GHGs ab ove b ecause it is short-lived in the atmosphere and its atmospheric concentrations are largely determined b y natural processes, such as oceanic evaporation. These gases vary considerab ly in terms of Glob al Warming Potential (GWP), which is a concept developed to compare the ab ility of each GHG to trap heat in the atmosphere relative to another gas. The GWP is b ased on several factors, including the relative effectiveness of a gas to ab sorb infrared radiation and length of time that the gas remains in the atmosphere (“atmospheric lifetime”). The GWP of each gas is measured relative to CO 2, the most ab undant GHG; the definition of GWP for a particular GHG is the ratio of heat trapped b y one unit mass of the GHG to the ratio of heat trapped b y one unit mass of CO 2 over a specified time period. GHG emissions are typically measured in terms of pounds or tons of “CO 2 equivalents” (CO 2e). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-36 a)Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Significant Impact.The adoption of the proposed Specific Plan would not, in and of itself, result in the emission of GHGs as it does not include any specific development or redevelopment proposal. Future development under the Specific Plan has the potential to emit GHGs; however, existing regulations and standards would apply to any future development and would significantly reduce GHG emissions associated with future projects. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element.O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. Future construction activities associated with the construction of additional residential units would cause short-term GHG emissions, the primary source of emissions b eing the operation of construction equipment. Similar to new development allowed under the existing specific plans, new development under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to GHG emissions. As such, any future development or redevelopment project requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would a have less than significant impact on the environment and would not conflict with applicab le plans, policies, or regulations adopted for the purpose of reducing GHG emissions, and no mitigation would b e required. b)Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant Impact. As stated ab ove in Response 4.8.2(a), the proposed Specific Plan would not, in and of itself, result in the emission of GHGs as it does not include physical development. Future development under the proposed Specific Plan would b e required to conform to existing regulations and standards to reduce GHG emissions associated with future projects. In addition, the City has not completed the GHG inventory, b enchmarking, and goal-setting process required to identify a reduction target and to take advantage of the streamlining provisions contained in the State CEQ A G uidel ines amendments adopted for Senate Bill (SB) 97. Since no other local or regional climate action plan is in place, future projects may b e assessed for their consistency with the California Air Resources Board’s (CARB) adopted Scoping Plan.6 This would b e achieved with an assessment of a project’s compliance with the elements of the Scoping Plan. The Southern California Association of Governments’ (SCAG) 2024–2050 Regional Transportation Plan/Sustainab le Communities Strategy (RTP/SCS) was adopted April 4, 2024. SCAG’s RTP/SCS identifies land use strategies that focus on new housing and job growth in areas served b y high quality transit and other opportunity areas would b e consistent with a land use development pattern that supports and complements the proposed transportation network. The core vision in the 2024–2050 6 California Air Resources Board (CARB). 2022. 2022 Scoping Plan for Achieving Carb on Neutrality. Web site: https://ww2.arb .ca.gov/resources/documents/2022-scoping-plan-documents (accessed Feb ruary 21, 2025). 4-37 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) RTP/SCS is to b etter manage the existing transportation system b y implementing transportation demand management strategies, integrating land use decisions and technological advancements, creating complete streets that are safe to all roadway users, preserving the transportation system, and expanding transit and fostering development in transit-oriented communities. The 2024–2050 RTP/SCS contains transportation projects to help more efficiently distrib ute population, housing, and employment growth, as well as a development forecast that is generally consistent with regional-level general plan data. The forecasted development pattern, when integrated with the financially constrained transportation investments identified in the 2024–2050 RTP/SCS, would reach the regional target of reducing GHG emissions from automob iles and light-duty trucks b y 19 percent b y 2035 (compared to 2005 levels). The 2024–2050 RTP/SCS does not require that local general plans, specific plans, or z oning b e consistent with the 2024–2050 RTP/SCS, b ut provides incentives for consistency for governments and developers. According to SCAG’s 2024–2050 RTP/SCS, the City’s population, households, and employment are forecast to increase b y approximately 6,000 residents, 3,900 households, and 2,000 job s, respectively, b etween 2019 and 2050.7 With respect to determining the proposed project’s consistency with Air Quality Management Plan growth assumptions, the projections in the Air Quality Management Plan for achieving air quality goals are b ased on assumptions in SCAG’s RTP/SCS regarding the City’s population, housing, and growth trends. The proposed project would update land use designations on two properties along K atella Avenue, allowing residential densities of up to 60 du/ac.O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. Cypress has an unaccommodated housing need of 1,990 units to meet its estimated housing growth needs identified in the SCAG RHNA allocation of 3,936 units. As such, the proposed project would accommodate a total of 321 housing units and would result in an increase of 638 residents. Future development implemented in accordance with the proposed Specific Plan would accommodate planned regional housing growth included in the SCAG RHNA. Any future projects implemented in accordance with the proposed Specific Plan would b e required to adhere to the City’s General Plan. Therefore, the proposed project would not exceed the growth assumptions in the SCAG’s RTP/SCS. Implementing SCAG’s RTP/SCS will greatly reduce the regional GHG emissions from transportation, helping to achieve statewide emissions reduction targets. Before development can take place, each 7 Southern California Association of Governments (SCAG). 2023. Connect SoCal 2024 - D em og raphics and G rowth Forecast T echnical R eport. Web site: https://view.officeapps.live.com/op/view.aspx? src= https%3A%2F%2Fscag.ca.gov%2Fsites%2Fmain%2Ffile s%2Ffile- attachments%2F03_ scag_ drtp24_ citytier2taz _ 092523.xlsx%3F1695685277%3D%26utm_ source%3Dchatg pt.com&wdO rigin= BRO WSELINK (accessed Feb ruary 2025). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-38 discretionary development project is required to b e analyz ed for conformance with the General Plan, z oning requirements, and other applicab le local and State requirements; to comply with the requirements of CEQA; and to ob tain all necessary clearances and permits. As such, future additional development allowed under the proposed Specific Plan would b e evaluated for its potential to interfere with SCAG’s ab ility to achieve the region’s GHG reduction target of 19 percent b elow 2005 per capita emissions levels b y 2035, and whether regional mob ile emissions would decrease in line with the goals of the RTP/SCS. Based on the nature of the proposed project, it is anticipated that implementation of the proposed project would not interfere with SCAG’s ab ility to implement the regional strategies outlined in the RTP/SCS. In addition, future projects would b e required to comply with Title 24 of the CCR estab lished b y the California Energy Commission (CEC) regarding energy conservation and green-b uilding standards. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the Specific Plan would not conflict with an adopted plan, policy, or regulation pertaining to GHG emissions, and impacts are considered less than significant. No mitigation is required. 4-39 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.9 HAZ ARDS AN D HAZ ARDOUS MATERIALS Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Create a significant haz ard to the pub lic or the environment through the routine transport, use, or disposal of haz ardous materials? b )Create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions involving the release of haz ardous materials into the environment? c)Emit haz ardous emissions or handle haz ardous or acutely haz ardous materials, sub stances, or waste within one- quarter mile of an existing or proposed school? d)Be located on a site which is included on a list of haz ardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant haz ard to the pub lic or the environment? e)For a project located within an airport land use plan or, where such a plan has not b een adopted, within 2 miles of a pub lic airport or pub lic use airport, would the project result in a safety haz ard or excessive noise for people residing or working in the project area? f)Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g)Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? 4.9.1 Impact Analysis a)Would the project create a significant haz ard to the public or the environment through the routine transport, use, or disposal of haz ardous materials? Less Than Significant Impact. Generally, haz ardous materials are chemicals that could potentially cause harm during an accidental release or mishap, and are defined as b eing toxic, corrosive, flammab le, reactive, and an irritant, or strong sensitiz er. Haz ardous sub stances include all chemicals regulated under the United States Department of Transportation’s “haz ardous materials” regulations and the United States Environmental Protection Agency (USEPA) “haz ardous waste” regulations. Haz ardous wastes require special handling and disposal b ecause of their potential to damage pub lic health and the environment. The prob ab le frequency and severity of consequences from the routine transport, use, or disposal of haz ardous materials is affected b y the type of sub stance, the quantity used or managed, and the nature of the activities and operations. Construction of future development or residential projects associated with implementation of the proposed Specific Plan would potentially temporarily increase the regional transport, use, and disposal of construction-related haz ardous materials and petroleum products (e.g., diesel fuel, C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-40 lub ricants, paints and solvents, and cement products containing strong b asic or acidic chemicals). These materials are commonly used at construction sites, and the construction activities would b e required to comply with applicab le State and federal regulations for proper transport, use, storage, and disposal of excess haz ardous materials and haz ardous construction waste. During the time that grading permits are issued, impacts related to the routine transport, use, or disposal of haz ardous materials during construction would b e less than significant. The proposed Specific Plan would change the land use designations on two properties within the proposed Specific Plan Area to allow increased residential densities of up to 60 dwelling units per acre (du/ac). Residential uses typically do not present a haz ard associated with the accidental release of haz ardous sub stances into the environment b ecause residents are not anticipated to use, store, dispose or transport large volumes of haz ardous materials. Haz ardous sub stances associated with residential uses are typically limited in b oth amount and use such that they can b e contained without impacting the environment. Long-term operations activities typical of residential uses involve the use and storage of small quantities of potentially haz ardous materials in the form of cleaning solvents, fertiliz ers, and pesticides. For example, maintenance activities related to landscaping include the use of fertiliz ers and light equipment (e.g., lawn mowers and edgers) that may require fuel. As stated previously, these types of activities do not involve the use of a large or sub stantial amount of haz ardous materials. Further, such materials would b e contained, stored, and used in accordance with manufacturers’ instructions and handled in compliance with applicab le federal, State, and local regulations. In addition, operation of future development associated with the proposed project would not store, transport, generate, or dispose of large quantities of haz ardous sub stances. Therefore, potential impacts from the routine transport, use of disposal of haz ardous materials resulting from operation of the proposed project would b e less than significant, and no mitigation would b e required. The City of Cypress Safety Element (2001) and the O range County Fire Authority’s (O CFA) Haz ardous Material Management Plan8 are the primary documents that address potential haz ards and haz ardous materials within the City. The Haz ardous Material Management Plan would ensure that adequate treatment and disposal capacity is availab le to manage the haz ardous waste generated within the County and address issues related to the disposal, handling, processing, storage, and treatment of local haz ardous materials and waste products. Similar to new development allowed under the existing specific plans, new development under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to the proper transport, use, storage, and disposal of haz ardous materials and haz ardous waste. Additionally, future developments would b e reviewed b y the O CFA for haz ardous material and would b e required to comply with the waste discharge permit requirements to avoid potential impacts to water quality due to spills or runoff from haz ardous materials used during construction. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related 8 O range County Fire Authority (O CFA).Haz ardous Material Management Plan. Haz ardous Materials Identification.Decemb er 6, 2007. 4-41 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) to the routine transport, use, or disposal of haz ardous materials; would not create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions involving the release of haz ardous materials into the environment. Therefore, impacts would b e less than significant, and no mitigation is required. b)Would the project create a significant haz ard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of haz ardous materials into the environment? Less Than Significant Impact.The proposed Specific Plan would not create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions, as the Specific Plan does not include physical development.As stated ab ove in Response 4.9.1(a), future development allowed under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to the proper transport, use, storage, and disposal of haz ardous materials and haz ardous waste.The proposed Specific Plan would allow for the development of residential land uses on two properties within the proposed Specific Plan Area.As sub sequent future infill and redevelopment residential projects are proposed for either of th ose properties, they would b e evaluated for site-specific impacts associated with haz ards and haz ardous materials. Any future development would b e required to prepare a project-specific Phase I Environmental Site Assessment (ESA) and sub sequent documentation to determine if future development would create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions involving the release of haz ardous materials into the environment. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the creation of a significant haz ard to the pub lic or the environment through the accidental release associated with haz ardous materials, and no mitigation is required. c)Would the project emit haz ardous emissions or handle haz ardous or acutely haz ardous materials, substances, or waste within one-quarter mile of an existing or proposed school? N o Impact.The proposed Specific Plan would not create a significant haz ard to the pub lic or the environment through reasonab ly foreseeab le upset and accident conditions, as the proposed Specific Plan does not include any specific development or redevelopment proposal.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the emission of haz ardous materials within one-quarter mile of an existing or proposed school, and no mitigation is required. d)Would the project be located on a site which is included on a list of haz ardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant haz ard to the public or the environment? N o Impact.The proposed Specific Plan would not include any specific development or redevelopment proposal. As stated in Response 4.9.1(a), future development allowed under the proposed Specific C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-42 Plan would b e required to comply with all applicab le regulations and standards regarding haz ardous materials. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in any impacts related to known haz ardous materials listed on sites compiled pursuant to Government Code Section 65962.5, and no mitigation is required. e)For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety haz ard for people residing or working in the project area? Less Than Significant Impact.The Joint Forces Training Base (JFTB) Los Alamitos is located adjacent to the southern perimeter of the proposed Specific Plan Area.Additionally, the two properties along K atella Avenue on which the proposed project would permit/increase residential densities of up to 60 du/ac are located approximately 1 mile north of the JFTB Los Alamitos. The A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos (AELUP) (1975, last amended 2017) identifies policies to evaluate the compatib ility of land uses and proposed local actions with the airfield.The facilities at JFTB Los Alamitos include two runways and associated taxiways, apron, and hangars. According to the AELUP, the southern portion of the Specific Plan Area is located in the JFTB Notification Area (Exhib it D1) and the JFTB Height Restriction Zone (Exhib it D2), reflecting the 14 Code of Federal Regulations (CFR) Part 77 imaginary airspace surfaces for JFTB.9 Any future development under the proposed Specific Plan within these areas would b e sub ject to AELUP policies entailing specific height limitations imposed on projects within a height restriction z one to ensure that structures or trees (1) do not ob struct the airspace required for takeoff, flight, or landing of an aircraft at an airport, or (2) are not otherwise haz ardous to the landing or takeoff of aircraft. Further, future development under the proposed Specific Plan may b e required to comply with all applicab le Federal Aviation Administration (FAA)standards and requirements, including notifying the FAA of any proposed structure(s) that would penetrate the Part 77 imaginary surfaces for JFTB Los Alamitos, to ensure potential aviation haz ards are avoided. In addition, future development may b e sub ject to Airport Land Use Commission (ALUC) review for consistency with the AELUP. Finally, future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. These actions would ensure proper evaluation of the potential for future development to result in potential aviation-related safety haz ards.Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to a site’s proximity to an airport facility or any airport land use plan, and no mitigation is required. f)Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? N o Impact. Although the proposed project would permit/increase residential densities of up to 60 du/ac on two properties within the proposed Specific Plan Area, the properties are not located along 9 O range County Airport Land Use Commission (ALUC). 2016. A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos (AELUP). Web site: http://www.ocair.com/commissions/aluc/docs/JFTB- AELUP2016 ProposedFINAL.pdf (accessed Septemb er 13, 2023). 4-43 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) an emergency evacuation route according to emergency evacuation route maps associated with the City’s General Plan Safety Element (2001).10 The City’s emergency evacuation routes are shown on Exhib it SAF-5 in the Safety Element of the General Plan. All emergency evacuation activities are coordinated b y the City Police Chief. The Police Chief would issue evacuation orders b ased on information gathered from emergency experts. Evacuation operations would b e conducted b y law enforcement agencies, highway/road/street departments, and pub lic and private transportation providers.11 The proposed Specific Plan does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with the adopted emergency response or evacuation plan set forth b y the City. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the interference of an adopted emergency plan. g)Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? N o Impact.According to the California Department of Forestry and Fire Protection (CAL FIRE) Very High Fire Haz ard Severity Zone Maps for the O range County region, the entire City of Cypress is designated as a non-very high fire haz ard severity z one (VHFHSZ).12 As such, the proposed Specific Plan would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires, as the proposed Specific Plan does not include any specific development or redevelopment proposal. As stated ab ove in Response 4.9.1(a), future developments under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the exposure of people or structures to the risk of loss, injury or death involving wildland fire, and no mitigation is required. 10 City of Cypress General Plan. 2001. Safety Element, Emergency Evacuation Routes map (Exhib it SAF-5). Web site: https://www.cypressca.org/home/showpub lisheddocument/714/636123119830170000 (accessed January 16, 2024). 11 City of Cypress. 2001. General Plan Environmental Impact Report. Geology and Seismic Haz ards. Page 4.6- 7. 12 California Department of Forestry and Fire Protection (CAL FIRE). 2011. Very High Fire Haz ard Severity Zones in LRA. Web site: https://osfm.fire.ca.gov/media/6739/fhsz l_ map30.pdf (accessed August 30, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-44 4.10 HYDROLOGY AN D WATER Q UALITY Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Violate any water quality standards or waste discharge requirements or otherwise sub stantially degrade surface or ground water quality? b )Sub stantially decrease groundwater supplies or interfere sub stantially with groundwater recharge such that the project may impede sustainab le groundwater management of the b asin? c)Sub stantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i.Result in a sub stantial erosion or siltation on-or off-site; ii.sub stantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; iii.create or contrib ute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide sub stantial additional sources of polluted runoff; or iv.impede or redirect flood flows? d)In flood haz ard, tsunami, or seiche z ones, risk release of pollutants due to project inundation? e)Conflict with or ob struct implementation of a water quality control plan or sustainab le groundwater management plan? 4.10.1 Analysis a)Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact. The proposed Specific Plan would not have an impact on hydrology or water resources, as the Specific Plan does not include any specific development or redevelopment proposal.Future projects under the proposed Specific Plan would generally b e required to comply with the State Water Resources Control Board (SWRCB) Construction General Permit if construction of the project disturb s greater than one acre of soil. Future projects under the proposed Specific Plan would generally b e required to comply with applicab le construction permits and regulations associated with water quality, as detailed in Regulatory Compliance Measure (RCM) HY D-1. If construction of future projects would disturb greater than one acre of soil, those projects would b e required to comply with the State Water Resources Control Board’s (SWRCB) National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturb ance Activities (Construction General Permit) (NPDES No. CAS000002, O rder No. 2022-0057-DWQ). Compliance with the Construction General Permit would require 4-45 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) preparation of a Stormwater Pollution Prevention Plan (SWPPP) and implementation of construction Best Management Practices (BMPs), including, b ut not b e limited to, Erosion Control and Sediment Control BMPs designed to minimiz e erosion and retain sediment on-site and Good Housekeeping BMPs to prevent spills, leaks, and discharge of construction deb ris and waste into receiving waters. Future projects that disturb less than 1 acre of soil and that are not a part of a larger common plan, would b e required to comply with Section 4.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site. The CALGreen Code also requires compliance with Section 13- 23 of the Cypress Municipal Code. Chapter 13-23 of the Cypress Municipal Code requires projects that qualify as new development or significant redevelopment as outlined in the Waste Discharge Requirements for the County of O range, O range County Flood Control District and the Incorporated Cities of O range County within the Santa Ana Region Areawide Urb an Storm Water Runoff,O range County (O range County MS4 Permit)(O rder No. R8-2009-0030, NPDES No. CAS618030 as amended b y O rder No. R8-2010-0062) comply with the O range County Drainage Area Management Plan (DAMP) and the City of Cypress Local Implementation Plan (LIP), including the preparation of a project-specific water quality management plan (WQMP) to specify BMPs that would b e implemented to capture, treat, and reduce pollutants of concern in stormwater runoff (RCM HY D-2). Any groundwater dewatering during construction activities would b e required to comply with the appropriate National Pollutant Discharge Elimination System (NPDES) waste discharge requirements permit, as detailed in RCM HY D-3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would b e required to ob tain a discharge permit from the Director of the City of Cypress Pub lic Works Department.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to the violation of water quality standards or waste discharge requirements, degradation of water quality, increase in pollutant discharges, or alteration in receiving water quality, and no mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to hydrology and water quality. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure HYD-1 If construction of future projects associated with the proposed Specific Plan would disturb greater than 1 acre of soil, prior to commencement of construction activities, the Construction Contractor shall ob tain coverage under the National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturb ance Activities (Construction General Permit), NPDES No. CAS000002, O rder No. 2022-0057-DWQ, or C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-46 any other sub sequent permit. This shall include sub mission of Permit Registration Documents, including permit application fees, a Notice of Intent (NO I), a risk assessment, a site plan, a Stormwater Pollution Prevention Plan (SWPPP), a signed certification statement, and any other compliance-related documents required b y the permit, to the State Water Resources Control Board (SWRCB) via the Stormwater Multiple Application and Report Tracking System (SMARTS). Construction activities shall not commence until a Waste Discharge Identification Numb er is ob tained for the Project from the SMARTS and provided to the Director of Pub lic Works for the City of Cypress, or designee, to demonstrate that coverage under the Construction General Permit has b een ob tained. Project construction shall comply with all applicab le requirements specified in the Construction General Permit, including b ut not limited to, preparation of a SWPPP and implementation of construction site b est management practices (BMPs) to address all construction-related activities, equipment, and materials that have the potential to impact water quality for the appropriate risk level identified for the project. The SWPPP shall identify the sources of pollutants that may affect the quality of storm water and shall include BMPs (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs) to control the pollutants in storm water runoff. Upon completion of construction activities and stab iliz ation of the Project site, a Notice of Termination (NO T) shall b e sub mitted via SMARTS. If construction of future projects associated with the Cypress Business Parks Moderniz ation and Integration Project would disturb less than 1 acre of soil, prior to commencement of construction activities, the Construction Contractor shall provide evidence that project construction would comply with Section 4.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs). 4-47 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Regulatory Compliance Measure HYD-2 Orange County MS4 Permit/City Municipal Code. Prior to issuance of a grading permit for future projects associated with the Cypress Business Parks Moderniz ation and Integration Project, the future project Applicant shall prepare and sub mit a project- specific water quality management plan (WQMP) to specify BMPs that would b e implemented to capture, treat, and reduce pollutants of concern in stormwater runoff in compliance with the O range County MS4 Permit, O range County Drainage Area Management Plan (DAMP), and the City of Cypress Local Implementation Plan (LIP). The WQMP shall also incorporate the results of the Final Hydrology and Hydraulic Analyses to demonstrate that the detention facilities meet the hydromodification requirements of the O range County MS4 Permit and Chapter 13-23 of the Cypress Municipal Code. The City Engineer/Pub lic Works Director, or designee, shall ensure that the BMPs specified in the WQMP are incorporated into the final project design of future projects associated with the Cypress Business Parks Moderniz ation and Integration Project. Regulatory Compliance Measure HYD-3 Groundwater Discharge Permit.If groundwater dewatering activities are required for future project construction associated with the Cypress Business Parks Moderniz ation and Integration Project, at least 45 days prior to dewatering activities, the Construction Contractor shall sub mit an NO I to the Santa Ana Regional Water Quality Control Board (RWQCB)to ob tain coverage under the General Waste Discharge Requirements for Discharges to Surface Waters That Pose an Insignificant (D e M inim is) Threat to Water Quality (Groundwater Discharge Permit), O rder No. R8- 2020-0006, NPDES No. CAG998001. Groundwater dewatering activities shall comply with all applicab le provisions in the Groundwater Discharge Permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a Notice of Termination (NO T)shall b e sub mitted to the Santa Ana RWQCB. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-48 b)Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Less Than Significant Impact.As describ ed ab ove, if any future development associated with the proposed project requires groundwater dewatering during construction activities, the project would b e required to comply with the appropriate NPDES Groundwater Discharge Permit (RCM HY D-3), which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would b e required to ob tain a discharge permit from the Director of the City of Cypress Pub lic Works Department. The Specific Plan Area is located within the Coastal Plain of O range County Groundwater Basin (Basin 8-1) which has a surface area of 350 square miles and a storage capacity of 38,000,000 acre-feet.13 The proposed Specific Plan would not have an impact on groundwater supplies or groundwater recharge, as the Specific Plan does not include any specific development or redevelopment proposal. Future development under the proposed Specific Plan would b e required to adhere to all federal, State, and local requirements for avoiding and minimiz ing construction and operations impacts to groundwater supplies. In addition, future projects would b e required to incorporate features that would reduce impervious area, as feasib le, and promote water infiltration. Treatment control and hydromodification management facilities would promote retention and infiltration of stormwater. Redevelopment of developed sites requires compliance with water quality standards intended to reduce runoff, increase infiltration, and improve water quality. Potab le water would b e ob tained from the O range County Water District (O CWD). Increased water use would not sub stantially affect groundwater supplies b ecause the groundwater b asin has b een sustainab ly managed b y O CWD over the last 10 years, and it is anticipated that the Coastal Plain of the O range County Groundwater Basin will continue to b e sustainab ly managed with implementation of the Basin 8-1 Alternative. The Basin 8-1 Alternative estab lishes ob jectives and criteria for groundwater management within the Coastal Plain of the O range County Groundwater Basin. 14 As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. In addition, individual projects contemplated under the proposed project would b e evaluated for site-specific impacts to hydrology and water quality and would include appropriate mitigation as necessary to address impacts related to violation of water quality standards or waste discharge requirements or degradation of water quality and would include appropriate mitigation as necessary to address impacts related to surface or groundwater quality or the depletion of groundwater supplies or interference with groundwater recharge. Therefore, adoption of the proposed Specific Plan would result in a less than significant impact related to the depletion of 13 California Department of Water Resources (DWR). 2004. California’s Groundwater Bulletin 118. Coastal Plains of O range County Groundwater Basin. 14 O range County Water District (O CWD). 2017. Basin 8-1 Alternative – O CWD Management Area. January 1, 2017. 4-49 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) groundwater supplies and would not create an adverse impact on groundwater quality, a depletion of groundwater supplies, or interference with groundwater recharge, and no mitigation is required. c)Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i.Result in a substantial erosion or siltation on- or off-site; ii.Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; iii.Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv.Impede or redirect flood flows? Less Than Significant Impact. The proposed Specific Plan would not have an impact on existing drainage patterns of a site or area or create or contrib ute runoff water, as the Specific Plan does not include any physical development. Any future development associated with the proposed project which disturb s more than 1 acre of soil would b e sub ject to the Construction General Permit which requires preparation of a SWPPP (RCM HY D-1). If applicab le, a SWPPP would detail Erosion Control and Sediment Control BMPs to b e implemented during project construction to minimiz e erosion and retain sediment on site. If a project would disturb less than 1 acre of soil, it would b e sub ject to the requirements of Section 5.106 of the 2022 CALGreen Code, which requires projects that disturb less than 1 acre of soil and that are not part of a larger common plan to comply with the local municipal code and/or implement a comb ination of erosion and sediment control and good housekeeping BMPs to prevent pollution of stormwater runoff during construction activities (RCM HY D-1). The proposed Specific Plan Area including the proposed properties are comprised of parcels with existing development in an urb aniz ed environment. Additionally, there are no streams or rivers traversing the Specific Plan Area. As discussed in Section 4.4, Biological Resources, no natural streams, federally protected wetlands, or riparian hab itat are located within the project area. The proposed project is required to comply with existing NPDES requirements. These measures would prevent sub stantial additional sources of polluted runoff from b eing discharged to the storm drain system through implementation of construction BMPs that target pollutants of concern in runoff from the project site as well as testing and treatment (if required) of groundwater prior to its discharge to surface waters (RCMs HY D-1 and HY D-2). As specified in the City Municipal Code and the Construction General Permit or the 2022 CALGreen Code and with implementation of the construction BMPs, impacts related to increased runoff, on-site, off-site, downstream erosion or siltation, or the capacity of stormwater drainage systems, would b e less than significant, and no mitigation is required. Significant redevelopment projects are sub ject to specific hydromodification 15 requirements of the O range County MS4 Permit and must implement measures for site design, source control, runoff reduction, stormwater treatment, and b aseline hydromodification management (RCM HY D-2). 15 Hydromodification is defined as hydrologic changes resulting from increased runoff from increases in impervious surfaces. Hydromodification impacts can include changes in downstream erosion and sedimentation. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-50 Projects may b e deemed exempt from these requirements if they drain into hardened channels, the rate and volume of stormwater runoff does not significantly exceed those of the predevelopment condition for a two-year frequency storm event, or if the site infiltrates at least the runoff from a two- year storm event. Compliance with RCM HY D-2 would ensure impacts related to hydromodification would b e less than significant, and no mitigation is required. d)Would the project, in flood haz ard, tsunami, or seiche z ones, risk release of pollutants due to project inundation? N o Impact.The proposed Specific Plan Area is located in Federal Emergency Management Agency (FEMA) Flood Zone X , ‘ Area of Minimal Flood Haz ard’which includes areas of a 0.2 percent annual chance flood (500-year flood).According to the Safety Element of the City’s General Plan, the Specific Plan Area is located within the inundation z one of Prado Dam. 16 There are no open b odies of water in the vicinity of the Specific Plan Area, and the proposed Specific Plan is therefore not located within an inundation z one of a seiche. The Specific Plan Area is located approximately 6.3 miles northeast of the Pacific O cean and is not located within a tsunami inundation z one, according to the O range County Tsunami Inundation Maps.17 The levee inundation z one of Coyote Creek/Carb on Creek is located south of the Specific Plan Area; however, the Specific Plan Area is not located within this inundation area. The proposed Specific Plan would not include any specific development or redevelopment proposal. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to the risk of release of pollutants in flood haz ard, tsunami, or seiche z ones, and no mitigation is required. e)Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less Than Significant Impact. As discussed ab ove, the proposed Specific Plan would not include physical developments. Future development under the proposed Specific Plan would b e required to adhere to all federal, State, and local requirements for avoiding and minimiz ing construction and operations impacts to groundwater supplies. Additionally, any groundwater dewatering during future construction activities would b e required to comply with the appropriate NPDES waste discharge requirements permit, as detailed in RCM HY D-3, which requires testing and treatment (as necessary) of groundwater encountered during dewatering prior to its release to surface waters. If the dewatered groundwater is discharged to the sanitary sewer system, the project would b e required to ob tain a discharge permit from the Director of the City of Cypress Pub lic Works Department. It is anticipated that the Coastal Plain of the O range County Groundwater Basin will continue to b e sustainab ly managed with implementation of the Basin 8-1 Alternative. Therefore, implementation of the proposed Specific Plan would not conflict with or ob struct the sustainab le groundwater management 16 City of Cypress. 2001. City of Cypress General Plan Safety Element. O ctob er 5. 17 California Department of Conservation (DO C). 2019. O range County Tsunami Inundation Maps. Web site: https://www.conservation.ca.gov/cgs/tsunami/maps/orange (accessed April 2024). 4-51 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) plan adopted for the O range County Groundwater Basin. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to conflicts with or ob struction of a water quality control plan or sustainab le groundwater management plan, and no mitigation is required. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-52 4.11 LAN D USE AN D PLAN N IN G Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Physically divide an estab lished community? b )Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? 4.11.1 Impact Analysis a)Would the project physically divide an established community? Less Than Significant Impact.As shown in Tab le 2.A, in Chapter 2.0, Project Description, in its existing condition, the Specific Plan Area consists of approximately 439 acres of land currently developed with a variety of uses including, mixed use, commercial use, and office/light industrial use.The Specific Plan Area is situated in the southern portion of the City of Cypress spanning the Cypress Business Park. The proposed Specific Plan Area encompasses the Lusk/Cypress Industrial Park Specific Plan, the Cypress Corporate Center O riginal and Amended Specific Plan, the McDonnell Center Amended Specific Plan, the Cypress View Limited Specific Plan, and the Cypress Business and Professional Center Specific Plan areas. Surrounding land uses include a mix of residential and commercial to the north, and residential and pub lic parks to the south. The areas east and west of the Specific Plan Area are outside the Cypress city limits. As part of the proposed Specific Plan, the five existing Specific Plans would b e integrated into a single Specific Plan document to moderniz e the Business Park’s existing specific plans and provide updated development standards that would improve the City’s ab ility to regulate land uses within the Cypress Business Park. The ob jectives of the Specific Plan include updating and estab lishing land use designations within the new Specific Plan, estab lishing a comprehensive set of performance standards where possib le (such as landscaping, signage, and lighting), defining and updating terminology and land uses, amending the City’s Zoning Code, and developing options to streamline project approval processes and permit flexib ility. New land uses allowed under this Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. These ob jectives aim to facilitate the orderly development of future development projects within the proposed Specific Plan Area and facilitate economic development opportunities within the City.No features of the proposed Specific Plan would disrupt the existing surrounding land uses from continuing to operate as-is. Additionally, as stated in Section 2.3.1 Project Description, the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac). The first property includes 7.15 acres and is located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue). Under the proposed project, the land use designation on this property would b e changed from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/ Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), which would allow a residential density of 60 du/ac 4-53 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) and accommodate an estimated 321 residential units. The second property, a 4.10-acre property located at the northeast corner of K atella Avenue and Sib oney Street (adjacent to 4955 K atella Avenue),is currently under construction with a multifamily residential development consisting of an estimated 251 residential units. The land use designation on this property would b e changed from Mixed-Use Commercial/Residential (MUC/R) to Mixed-Use Commercial/Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), which would increase the permitted residential density allowed on this parcel from 19 du/ac to 60 du/ac, consistent with the net density of the multifamily project b eing constructed on that site.These proposed updates are consistent with the rez oning scenarios identified in the City’s recently adopted 2021–2029 Housing Element. According to the 2017 American Housing Survey (AHS), the average household siz e in structures that have 50 or more housing units (the highest housing density type evaluated in the AHS) in the Los Angeles-Long Beach-Anaheim Metropolitan Statistical Area (MSA) was 1.99 persons. Therefore, the proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.18 As such, any future residential projects implemented in accordance with the proposed z oning amendments and land use changes would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations. Furthermore, any redevelopment on the two properties identified in this Specific Plan, which would replace existing structures within the b uilt environment and proposed development plans, would b e reviewed for connectivity.Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the physical division of an estab lished community, and no mitigation is required. b)Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact. The primary documents regulating land use within the Specific Plan Area are the City of Cypress General Plan, the Lusk/Cypress Industrial Park Specific Plan,the Cypress Corporate Center O riginal and Amended Specific Plan, the McDonnell Center Amended Specific Plan, the Cypress View Limited Specific Plan, and the Cypress Business and Professional Center Specific Plan. As stated ab ove in Response 4.11.1(a), the proposed Specific Plan would integrate five of the existing specific plans into one comprehensive Specific Plan. As noted in Section 2.3, Project Description, the proposed Specific Plan would update the permitted land uses within the five existing specific plans to provide clear and updated development standards; however,these changes in permitted land use would not sub stantially change the existing land use designations or permitted uses within the existing specific plans. The proposed Specific Plan’s key ob jective to moderniz e the existing specific plans to provide updated development standards will foster new b usiness and development opportunities within the Business Park planning area. The proposed project would include multiple Specific Plan amendments and adoption of the Cypress Business Park Specific Plan. The proposed Specific Plan amendments would revise land use designations, update terminology,implement performance standards, and streamline approval processes to integrate multiple existing specific plans into one 18 321 households x 1.99 persons per household = 639 persons C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-54 comprehensive specific plan.Additionally, the proposed Specific Plan would estab lish an updated list of permitted and conditionally permitted uses, as shown in Appendix A. Adoption of the proposed Specific Plan would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac,and the other property has the potential to accommodate the development of up to 321 dwelling units. The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. Additionally, permitted uses within the existing specific plans would not b e sub stantially changed as a result of the proposed project. Therefore, the proposed Specific Plan would b e consistent with the City’s General Plan and would ensure that the proposed project would not conflict with other land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating an environmental effect.As such, any future developments or improvements that would require discretionary approvals would b e sub ject to separate environmental review on a project-specific b asis, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. In addition, individual projects contemplated under the Specific Plan would b e evaluated for site-specific impacts to land use and would include appropriate mitigation as necessary to address impacts related to conflicts with any land use plan, policy, or regulation. Therefore,impacts related to conflicts with a land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect would b e less than significant,and no mitigation is required. 4-55 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.12 MIN ERAL RESOURCES Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Result in the loss of availab ility of a known mineral resource that would b e of value to the region and the residents of the state? b )Result in the loss of availab ility of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 4.12.1 Impact Analysis a)Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? N o Impact.The Surface Mining and Reclamation Act (SMARA) enacted b y California Legislature in 1975 provides guidelines to assist with classification and designation of mineral lands. These areas were designated under the b asis of several geologic factors, b ut do not give regard to existing land uses and ownership. These Mineral Resource Zones (MRZs) are divided into the following four categories: •MRZ -1:An area where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. •MRZ -2:An area where adequate information indicates that significant mineral deposits are present, or where it is judged that a high likelihood exists for their presence. •MRZ -3:An area containing mineral deposits of which their significance cannot b e properly evaluated. •MRZ -4:An area where information is not adequate enough to b e ab le to assign to any other MRZ z one. O f these four categories, lands classified as MRZ-2 are of the greatest importance. Such areas are underlain b y demonstrated mineral resources or are located where geologic data indicate that significant measured or indicated resources are present. MRZ-2 areas are designated b y the State of California Mining and Geology Board as b eing “regionally significant.” The Specific Plan Area has b een classified b y the California Geological Survey (CGS) as MRZ-4, indicating that it is in an area where information is inadequate for assignment to any other mineral resource z one. 19 The City of Cypress is not within the proximity of any MRZ-2 z ones, and is surrounded 19 California Department of Conservation (DO C). 1981. Division of Mines and Geology.Mineral Land Classification Map. Los Alamitos Quadrangle. Special Report 143, Plate 3.17. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-56 b y an MRZ-1 z one, indicating the ab sence of significant mineral deposits in the area. 20 No properties in the immediate vicinity of the Specific Plan Area are used for mineral recovery and future development within the proposed Specific Plan is not likely to result in loss of availab ility of a locally important mineral resource. The proposed Specific Plan does not include any physical improvements, and no impacts related to mineral resources would occur with its adoption. Therefore, adoption of the Specific Plan would not result in impacts to mineral resources, and no mitigation is required. b)Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? N o Impact. As stated in Response 4.12.1(a), the Specific Plan Area is clearly shown to not b e a part of a mineral resource z one containing any known valuab le mineral resources, which would suggest any future development within the Specific Plan would have a high unlikelihood of minerals b eing extracted at the project area.21 Therefore, no impact would occur, and no mitigation is required. 20 California Department of Conservation (DO C). 1981. Division of Mines and Geology. Mineral Land Classification Map. Los Alamitos Quadrangle. Special Report 143, Plate 3.17. 21 Ib id. 4-57 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.13 N OISE Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact N o Impact Would the project result in: a)Generation of a sub stantial temporary or permanent increase in amb ient noise levels in the vicinity of the project in excess of standards estab lished in the local general plan or noise ordinance, or applicab le standards of other agencies? b )Generation of excessive groundb orne vib ration or groundb orne noise levels? c)For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not b een adopted, within 2 miles of a pub lic airport or pub lic use airport, would the project expose people residing or working in the project area to excessive noise levels? 4.13.1 Impact Analysis a)Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact. The City’s General Plan Noise Element (adopted 2001) estab lishes standards and procedures for protecting noise-sensitive uses from stationary and mob ile sources. Refer to Tab le 4.13.A for the Exterior Noise Level Standards and Tab le 4.13.B for the Interior Noise Level Standards from the City of Cypress Municipal Code Section 13-68 (a) (1976). Table 4.13.A: Exterior N oise Level Standards N oise Z one N oise Level (dBA Leq)Time Period 1 55 7:00 a.m. –10:00 p.m. 50 10:00 p.m. –7:00 a.m. 2 60 7:00 a.m. –10:00 p.m. 55 10:00 p.m. –7:00 a.m. Source: City of Cypress Municipal Code Section 13-68 (a) (1976). dBA = A-weighted decib els Leq = Average Hourly Noise Level Table 4.13.B: Interior N oise Level Standards N oise Z one N oise Level (dBA Leq)Time Period 1 and 2 55 7:00 a.m. –10:00 p.m. 45 10:00 p.m. –7:00 a.m. Source: City of Cypress Municipal Code (1976). dBA = A-weighted decib els Leq = Average Hourly Noise Level C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-58 The City’s Noise Element describ es the noise environment (including noise sources) in the City, and addresses noise mitigation regulations, strategies, and programs, as well as delineates federal, State, and City jurisdiction relative to rail, automotive, aircraft, and nuisance noise.The City’s noise standards are correlated with land use z oning classifications in order to maintain identified amb ient noise levels and to limit, mitigate, or eliminate intrusive noise that exceeds the amb ient noise levels within a specified z one. In accordance with Tab le N-3 of the Noise Element of the City’s General Plan, the exterior noise level standard for residential uses, including single-family and multi-family development, is 60 dBA CNEL (A-weighted decib el community noise equivalent level). This standard is limited to the private yards of single-family homes and the private patios or b alconies of multi- family uses that are served b y means of an exit from inside each dwelling; however, private patios or b alconies that are 6 feet deep or less are exempt from this standard. For residential uses, the City’s interior noise level standard is 45 dBA CNEL. The Cypress Municipal Code Chapter 13, Article VII, Sections 13-64 through 13-79, estab lished noise standards and enforcement procedures to enforce the reduction of “ob noxious or offensive” noises. The Municipal Code (Section 13-70, Special Provisions) also requires that construction activities shall not take place b etween the hours of 8:00 p.m. and 7:00 a.m. on weekdays, b efore 9:00 a.m. and after 8:00 p.m. on Saturdays, or at any time on Sundays or a federal holiday. The proposed Specific Plan does not include any specific development or redevelopment proposals. The proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac). The first property includes 7.15 acres and is located at the northwest corner of K atella Avenue and Sib oney Street (4955 K atella Avenue). Under the proposed project, the land use designation on this property would b e changed from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/ Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), which would allow a residential density of 60 du/ac, and accommodate an estimated 321 residential units. The second property, a 4.10-acre property located at the northeast corner of K atella Avenue and Sib oney Street (adjacent to 4955 K atella Avenue), is currently under construction with a multifamily residential development consisting of an estimated 251 residential units. The land use designation on this property would b e changed from Mixed-Use Commercial/Residential (MUC/R) to Mixed-Use Commercial/Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), which would increase the permitted residential density allowed on this parcel from 19 du/ac to 60 du/ac, consistent with the net density of the multifamily project b eing constructed on that site.These proposed updates are consistent with the rez oning scenarios identified in the City’s recently adopted 2021–2029 Housing Element. Adoption of the proposed Specific Plan would increase residential densities on two properties along K atella Avenue. These activities could result in the potential demolition of structures, construction, and site grading, as well as the placement of residential uses near stationary noise sources. While all of these activities have the potential to increase amb ient noise and vib ration levels within the City of Cypress and exceed acceptab le noise standards, the properties are adjacent to primary noise sources within the City (major roadways). The provision of additional residential units could result in noise- sensitive land uses b eing located within or adjacent to noise contours ab ove 60 CNEL. However, any new construction would need to b e consistent with the General Plan Noise Element. Potential sources 4-59 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) causing a permanent increase in amb ient noise include noise resulting from increased traffic on roadways within the City. It is projected that traffic volumes on some streets within the City would increase, and some would decrease due to the proposed land use changes. It is anticipated that traffic on the properties would decrease when compared to the surrounding commercial uses. As such, any future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and noise ordinances within the City’s Municipal Code. New land uses allowed within the Specific Plan Area would b e generally similar to land uses allowed under the existing specific plans. Any noise associated with new land uses would b e similar to what already occurs within the Specific Plan Area and would b e allowed under the existing specific plans. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in any significant impacts related to an increase in noise levels or excessive ground-b orne vib ration or noise,and impacts would b e less than significant. No mitigation would b e required. b)Would the project result in generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Impact. As discussed ab ove, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. These proposed updates would not in themselves generate vib ration. In addition, vib ration levels generated from project-related traffic on the adjacent roadways would b e highly unusual for on-road vehicles b ecause the rub b er tires and suspension systems of on-road vehicles provide vib ration isolation. Therefore, vib ration generated b y project- related traffic on the adjacent roadways would b e less than significant. No mitigation measures are required. c)For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Less Than Significant Impact. The closest airport to the Specific Plan Area is the Joint Forces Training Base (JFTB) Los Alamitos, which is generally south of the proposed Specific Plan Area. According to the A irport Env irons L and U se Pl an f or J FT B L os A l am itos 22 (AELUP)and Exhib it SAF-8 23 in the Safety Element of the City’s General Plan, the southwestern portions of the Specific Plan Area are within the 60 and 65 dBA CNEL noise contours for JFTB Los Alamitos (see Exhib it D3 in Appendix D to the AELUP), which are defined b y the AELUP as Noise Impact Zone 2 (moderate noise impacts) and Noise Impact 22 O range County Airport Land Use Commission (ALUC). 2017. A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos (AELUP). August 17. 23 City of Cypress. 2001. City of Cypress General Plan Safety Element. O ctob er 5. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-60 Zone 1 (high noise impacts). These areas of the Specific Plan are primarily composed of b usiness park and warehouse facilities, which are land uses considered “Normally Consistent” with AELUP policies, requiring no special noise reduction requirements. The second closest airport is the Long Beach Municipal Airport, located approximately 5.4 miles northwest of the Specific Plan Area, according to the Los Angeles County Airport Land Use Plan. The Specific Plan Area is outside of the 65 dBA CNEL noise contour for the Long Beach Municipal Airport. Therefore, aircraft noise generated from the two closest airports would not expose people residing or working within the Specific Plan Area to excessive noise levels due to the proximity of a pub lic airport. Although the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan) area, to allow residential densities of up to 60 du/ac, the proposed properties are located approximately 1 mile north of the JFTB Los Alamitos. According to the AELUP, the proposed properties are outside the 60 dBA CNEL and 65 dBA CNEL noise contours for JFTB Los Alamitos, wherein residential uses are considered “Normally Consistent” with AELUP policies. Further, as the proposed Specific Plan does not include physical development, it would not result in the exposure of people residing or working in the project area to excessive noise levels. Any future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and b e consistent with AELUP policies, including b eing sub ject to Airport Land Use Commission review for consistency with the AELUP. Finally, future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review in accordance with the provisions of CEQA and the State CEQ A G uidel ines. These actions would ensure proper evaluation of the potential for future development to result in potential aviation-related noise impacts. Therefore, less than significant noise impacts related to airports are anticipated, and no mitigation is required. 4-61 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.14 POPULATION AN D HOUSIN G Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Induce sub stantial unplanned population growth in an area, either directly (for example, b y proposing new homes and b usinesses) or indirectly (for example, through extension of roads or other infrastructure)? b )Displace sub stantial numb ers of existing people or housing, necessitating the construction of replacement housing elsewhere? 4.14.1 Impact Analysis a)Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact.The proposed Specific Plan would integrate the five existing specific plans into one updated Specific Plan to guide future b usiness development within the City of Cypress. The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use changes is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. According to the 2017 American Housing Survey (AHS), the average household siz e in structures that have 50 or more housing units (the highest housing density type evaluated in the AHS) in the Los Angeles-Long Beach-Anaheim Metropolitan Statistical Area (MSA) was 1.99 persons. Because the proposed land use designation amendments would allow for higher density housing, 1.99 persons per household was deemed appropriate for use in the analysis contained in this IS/ND. Therefore, the proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.24 Additionally, in the 202 4–2050 Regional Transportation Plan/Sustainab le Communities Strategy (RTP/SCS population projections for the City, the population of Cypress in 2050 is expected to b e 56,200 persons, increasing b y 6,000 persons from the actual 2019 population of 50,200 persons. Adoption of the proposed Specific Plan would not result in population growth that would exceed the 2019 to 20 50 growth forecast for the City. Therefore, implementation of the proposed project would 24 321 households x 1.99 persons per household = 639 persons C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-62 not increase the City’s population greater than that estimated in the 2024–2050 RTP/SCS population projections. As a specific plan, this document would not, in and of itself, result in impacts related to population and housing, as it does not include any specific development or redevelopment proposal.New land uses allowed within the Specific Plan Area would b e generally similar to land uses already allowed under the existing specific plans.Any future projects implemented in accordance with the proposed updated land use designations would b e required to adhere to the City’s General Plan, provide required development impact fees, and comply with applicab le development regulations.As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. As such, the proposed project would not cause indirect sub stantial unplanned population growth through the extension of roads and other infrastructure. Impacts associated with unplanned population growth, directly or indirectly, would b e less than significant, and no mitigation would b e necessary. b)Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? N o Impact. As stated ab ove in Response 4.14.1(a), the proposed Specific Plan does not include physical development and would not in itself contrib ute to impacts related to population and housing. Implementation of the proposed project would not displace any housing or associated populations. Instead, the proposed project would amend land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. As discussed ab ove in Response 4.14(a), the proposed Specific Plan would add approximately 639 persons residents to the City’s population.25 Therefore, there would b e no impact related to the displacement of sub stantial numb ers of people or housing. Therefore, adoption of the proposed Specific Plan would not displace housing or persons, nor require or necessitate the development of replacement housing elsewhere, and no mitigation would b e required. 25 321 households x 1.99 persons per household = 639 persons. 4-63 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.15 PUBLIC SERVICES Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Result in sub stantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptab le service ratios, response times or other performance ob jectives for any of the pub lic services: i.Fire protection? ii.Police protection? iii.Schools? iv.Parks? v.O ther pub lic facilities? 4.15.1 Impact Analysis a)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services? i.Fire Protection Less Than Significant Impact. The O range County Fire Authority (O CFA) is a Joint Powers Authority that serves the City of Cypress and is responsib le for reducing the loss of lives and property from fire, medical, and environmental emergencies. The O CFA is a regional fire service agency that provides fire suppression, emergency medical services, haz ardous materials response, wildland firefighting, technical rescue, and airport rescue firefighting services, and a variety of other pub lic services to its service area of 1,891,382 residents that includes 23 cities in O range County (County) and all unincorporated areas in the County. Currently, O CFA has a total of 77 stations located throughout O range County. 26 The City of Cypress is located within O perations Division 7, which also serves the cities of Buena Park, La Palma, and Stanton along with portions of several unincorporated communities.27 As a regional fire agency, O CFA engages in service agreements with other local and regional fire agencies. 26 O range County Fire Authority (O CFA). 2023. Fiscal Y ear 2023–2024 Adopted Budget. Page 11. Web site: C:\Users\STUART~ 1\AppData\Local\Temp\mso34C7.tmp (ocfa.org)(accessed April 25, 2024). 27 O CFA. 2020. O perations Division 7. Web site: O CFA - O range County Fire Authority (accessed Septemb er 13, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-64 According to the City’s General Plan Safety Element (2001), it is the O CFA’s goal to have the first responding company for a fire call to reach the emergency scene within 8 minutes and paramedics to reach the scene within 5 minutes, at least 90 percent of the time. In Fiscal Y ear 2023–2024, O CFA responded to emergency calls within 6 minutes and 29 seconds 90 percent of the time across all service area calls.28 Future projects allowed under the proposed Specific Plan would b e required to comply with all O CFA requirements, the current editions of the California Building Code, California Fire Code, and related codes. The proposed Specific Plan would not, in and of itself, result in environmental impacts associated with the construction of new or additional facilities needed as a result of reduced pub lic service performance ob jectives as it does not include any specific development or redevelopment proposal. New land uses allowed within the Specific Plan Area would b e generally similar to land uses already allowed under the existing specific plans. Any future demand for fire protection services would b e similar to the existing demand. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units. The development of up to 321 dwelling units, would generate a net increase of approximately 639 persons.This increase in the City’s population could result in an increase in fire protection calls within the City; however, such calls would b e generally consistent with the types of calls the O FCA responds to at similar residential developments in the City. As discussed ab ove, the O CFA currently serves more than 1,894,382 residents from its 77 fire stations throughout the County, including Fire Station No. 17 within the City and Fire Station Nos. 2 and 84 nearb y. The addition of 639 residents would increase the population served b y 0.2 percent. This increase in population served b y O FCA is negligib le (less than 1 percent and would not impact O CFA’s ab ility to serve the City). Any future residential projects implemented in accordance with the proposed project would b e required to adhere to all O CFA requirements, including providing adequate fire flow/structure protection to the properties, hydrants spaced to meet the minimums identified in the fire code, and providing adequate access for emergency vehicles. Future development projects allowed under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. As detailed in Regulatory Compliance Measure (RCM) PS-1, b elow, during the development and CEQA review process, future projects would b e required to coordinate with O CFA to determine the appropriate development impact fees required for the project to offset potential impact to O CFA staffing and service ab ility. 28 O CFA. 2022. Fiscal Y ear 2021/2022 Adopted Budget. Web site: https://www.ocfa.org/Uploads/ Transparency/O CFA%202022-2023%20Adopted%20Budget.pdf (accessed O ctob er 16, 2023). 4-65 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Therefore, impacts on fire protection services would b e less than significant, and no mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to pub lic services. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure PS-1 Orange County Fire Authority (OCFA).Any future projects implemented in accordance with the proposed project would b e required to coordinate with the O range County Fire Authority (O CFA) to determine the appropriate development impact fees required to offset potential impact to O CFA staffing and service ab ility. Prior to the approval of a future project implemented in accordance with the proposed project, the designated site developer shall enter into a Secured Fire Protection Agreement with O CFA that details the agreed-upon development impact fees required for the project. ii.Police Protection Less Than Significant Impact. The Cypress Police Department (CPD) provides police protection services throughout the City. The CPD has one station located within the Cypress Civic Center at 5275 O range Avenue, approximately 1.5 mile north of the Specific Plan Area. Management and supervision of the CPD is provided b y 1 chief, 3 commanders, 1 civilian manager, 10 sergeants, and 1 civilian supervisor. O f the CPD's 55 sworn personnel, 41 are dedicated to the delivery of patrol services. In addition to the 55 officers, the department is supported b y 23 civilian employees and numerous volunteers.29 The officer-to-resident ratio in 2022was 1.1 CPD officer per 1,000 residents. The services provided b y CPD include a detective b ureau, canine teams, narcotics team, vice and intelligence, motorcycle officers, Personnel & Training, Positive Actions thru Character Education (P.A.C.E.) program, S.W.A.T. and a Lead Patrol O fficer program. In addition, the CPD has estab lished Community Policing, or Cypress Policing, as the philosophy for providing pub lic safety services. Police dispatch services for the City of Cypress are provided b y the West Cities Police Communications Center, also known as West-Comm. West-Comm is a consolidated police dispatch center, formed b y a Joint Powers Authority b etween the cities of Cypress, Los Alamitos and Seal Beach. Located at the Seal Beach Police Department, West-Comm serves a comb ined population of approximately 90,000 and handles approximately 100,000 calls for service each year. In 2020, the CPD responded to 24,929 29 City of Cypress. Cypress Police Department O verview. Web site: https://www.cypressca.org/government/ departments/police/inside-cypress-pd/the-community-we-serve# overview (accessed O ctob er 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-66 calls for service, including 12,215 emergency calls and 12,714 officer-initiated calls.30 This volume of calls for 2020 represents an overall 23 percent decrease in calls for service throughout the City compared to 2019. As discussed ab ove in Response 4.15.1 (i), the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. The proposed updates would accommodate the development of 321 housing units within the proposed Specific Plan Area, with a corresponding net increase of approximately 639 persons.This increase in the City’s population could result in an increase in calls to law enforcement within the City; however, such calls would b e generally consistent with the types of calls the CPD responds to at similar residential developments in the City. Additionally, the proposed properties are surrounded b y existing development and are in areas of the City already served b y CPD. In 2021, the City had a population of 49,926, increasing the officer-to-resident ratio to 1.1 CPD officer per 1,000 residents. The increase of 639 persons in the City as facilitated b y the proposed project would result in an officer-to-resident ratio of 1 CPD officer per 1,000 residents, which is consistent with the officer-to-resident ratio of the City since 2022. The net increase of 639 persons may result in an incremental increase in law enforcement calls within the City; however, such calls would b e generally consistent with the types of calls the CPD responds to at similar residential developments in the City. Any future projects implemented in accordance with the proposed z oning and land use changes would b e required to adhere to all applicab le policies and codes related to the provision of police services. As such, future development projects under this Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code.Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the provision of police protection, or the construction of new or physically altered facilities, and no mitigation is required. iii.Schools Less Than Significant Impact. The City is located within the Cypress School District (CSD), which serves the City’s kindergarten through sixth-grade students, and the Anaheim Union High School District (AUHSD), which serves the City’s junior high and high school students (grades 7 through 12).The California O ffice of Pub lic-School Construction has pub lished general student yield factors for elementary, secondary (middle/high school), and unified school districts in California (May 2009). The student generation rate for elementary schools is 0.5 student per dwelling unit and the student generation rate for middle/high school students is 0.2 student per dwelling unit.According to the Residential and Commercial/Industrial Development School Fee Justification Study performed for the CSD b y Cooperative Strategies and dated April 30, 2020, the elementary student generation rate for 30 City of Cypress. Cypress Police Department. 10-Y ear Calls for Service Trend. 2020. Web site: https://www. cypressca.org/home/showdocument? id= 10173 (August 2023). 4-67 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) multi-family units (high density units) in the CSD is 0.255 student per unit.31 According to the Developer Fee Justification Study performed for the CSD b y Cooperative Strategies and dated Novemb er 9, 2022, the elementary student generation rate for multi-family units (high density units) in the CSD is 0.32 student per unit.32 The increase in students as a result of project implementation would increase the demand for school facilities. However, future development allowed under the proposed project would accommodate planned regional housing growth included in the Southern California Association of Governments’ (SCAG) Regional Housing Needs Assessment (RHNA), which is b ased on population estimates, including school-aged children, for the City. Therefore, although implementation of the proposed project would facilitate an increase in demand for school facilities, this increase in demand is consistent with the increase in the City’s population. Pursuant to California Education Code Section 17620(a)(1), the governing b oard of any school district is authoriz ed to levy a fee, charge, dedication, or other requirement against any construction within the b oundaries of the district for the purpose of funding the construction or reconstruction of school facilities. The Applicant/Developer of future residential development projects allowed under the proposed project would b e required to pay such fees to reduce any impacts of new residential development on school services as provided in Section 65995 of the California Government Code (refer to RCM PS-2 b elow). With the AUHSD’s projected decline in enrollment, and with payment of development impact fees on a project-b y-project b asis, it is expected that AUHSD would have sufficient capacity to accommodate new middle and high school level students generated with the development of future residential development. In addition, the Applicant/Developer of future residential development projects allowed under the proposed project would b e required to pay such fees to reduce any impacts of new residential development on school services as provided in RCM PS-2. With the AUHSD’s continued pattern of decline in enrollment, and with payment of development impact fees on a project-b y-project b asis, it is expected that AUHSD would have sufficient capacity to accommodate new students generated with implementation of the proposed project. Pursuant to the provisions of Government Code Section 65996, a project’s impact on school facilities is fully mitigated through payment of the requisite school facility development fees current at the time a b uilding permit is issued. Therefore, with payment of the required fees, as outlined in RCM PS- 2, potential impacts to school services and facilities associated with implementation of the proposed project would b e less than significant. No mitigation is required. Regulatory Compliance Measures No mitigation is required. However, the following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to pub lic services. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. 31 Cooperative Strategies. 2020. R esidential and Com m ercial / I ndustrial D ev el opm ent School Fee J ustif ication Study , Cy press School D istrict, T ab l e 5: A djusted Student G eneration Factors. April 30. 32 Cooperative Strategies. 2022. D ev el oper Fee J ustif ication Study , Central ia El em entary School D istrict. Novemb er 9. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-68 Regulatory Compliance Measure PS-2 Payment of School Fees.Prior to issuance of any b uilding permits, the Applicant/Developer of future residential development projects facilitated b y the proposed project shall provide proof to the Director of the City of Cypress Community Development Department, or designee, that payment of school fees to the appropriate school districts have b een made in compliance with Section 65995 of the California Government Code. iv.Parks Less Than Significant Impact. Please refer to Section 4.16, Recreation, of this IS/ND,for a detailed discussion related to the proposed project’s potential impacts to parks and recreational facilities. As discussed previously in Section 4.14, Population and Housing, the proposed project could add up to 639 new residents to the City’s population, which could increase usage of City parks and recreational facilities. As describ ed in Section 4.16, impacts to recreational facilities would remain less than significant b y requiring every sub divider to either dedicate land, pay a park fee, or do b oth, for the purposes of providing park and recreational facilities (see RCM REC-1 in Section 4.16). All future projects implemented in accordance with the proposed Specific Plan would b e required to comply with the City of Cypress General Plan. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Additionally, new land uses allowed within the Specific Plan Area would b e generally similar to land uses already allowed under the existing specific plans. Therefore, b ecause the proposed project does not require the construction or expansion of pub lic recreation facilities and b ecause in-lieu park fees would b e paid, as describ ed in RCM REC-1, impacts to parks and recreation facilities would b e less than significant, and no mitigation is required. v.Other public facilities Less Than Significant Impact.The Cypress Community Center, which provides regular classes and programming for local residents, is also located at 5700 O range Avenue. The Cypress Senior Center is located at 9031 Grindlay Street. Projects allowed under the proposed Specific Plan could result in an increase in the use of other pub lic facilities such as roadways, b ike lanes, sidewalks, and other urb an paths; however, the increased use of sustainab le transportation infrastructure is consistent with the City’s General Plan. The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.The net increase of 639 4-69 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) persons would incrementally increase demand for use of the pub lic facilities and demand for community services and programs at the Cypress Senior Center and the Cypress Community Center. However, future development projects under this Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. As such, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would result in less than significant impacts associated with the provision of new or altered government facilities, and no mitigation is required. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-70 4.16 RECREATION Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact a)Would the project increase the use of existing neighb orhood and regional parks or other recreational facilities such that sub stantial physical deterioration of the facility would occur or b e accelerated? b )Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? 4.16.1 Impact Analysis a)Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Significant Impact. The proposed Specific Plan would not, in and of itself, result in any specific development or redevelopment proposal. The proposed land changes would allow residential development to occur on the property at the northwest corner of K atella Avenue and Sib oney Street. The land use designation on this property would b e updated from Professional O ffice and Hotel Support Commercial (PO /HSC) to Mixed-Use Commercial/Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), allowing for a residential density of 60 dwelling units per acre (du/ac). The land use designation on the second property at the northeast corner of K atella Avenue and Sib oney Street would b e updated from Mixed-Use Commercial/Residential (MUC/R) to Mixed- Use Commercial/Residential (MUC/R)with a High-Density Residential O verlay (HDR O verlay), increasing the permitted density from 19 du/ac to 60 du/ac to reflect the existing residential density on the affected parcel. Although the proposed updates would not directly result in physical development, they would make possib le new residential development that could potentially lead to impacts to existing parks or recreational facilities.Any future projects that are implemented in accordance with the proposed z oning and land use updates would b e required to adhere to the Cypress General Plan, the City of Cypress Municipal Code, and all applicab le development regulations pertaining to the capacity of existing neighb orhood and regional parks or other recreational facilities. The proposed project would allow for the development of up to 321 dwelling units, with a corresponding net increase of approximately 639 persons.The City’s Municipal Code states a goal of providing 3.0 acres of land per 1,000 residents for park and recreational purposes, and an additional 1.5 acres of land per 1,000 residents for purposes that are made availab le at K -12 schools through a cooperative arrangement b etween the City, local school districts, and local park and recreation districts. The City currently has 82 acres of parkland availab le for its 50,151 residents, and it currently provides approximately 1.63 acres of parkland per 1,000 residents. The additional 639 residents would incrementally change this ratio to 1.61 acres of parkland per 1,000 residents, which is a negligib le change. 4-71 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) As specified in the City of Cypress Municipal Code Section 25-43, Relation of land required to population density, the City collects park dedication and in-lieu fees which are applicab le to new residential construction that qualify as dwelling units as defined b y Section 6.31.020(D) of the Cypress Zoning O rdinance and Section 205(D) of the 2001 California Building Code as they currently exist. Impacts to recreational facilities remain less than significant b y requiring every sub divider to either dedicate land, pay a park fee, or do b oth, for the purposes of providing park and recreational facilities (see Regulatory Compliance Measure [RCM] REC-1 provided b elow). All future residential projects implemented in accordance with the proposed Specific Plan would b e required to comply with the City of Cypress General Plan. Therefore, impacts would b e less than significant, and no mitigation is required. Regulatory Compliance Measure REC-1 Dedication of Parkland and/or Payment of Park Fees. Prior to issuance of any b uilding permits for residential projects within the Specific Plan Area, the Applicant shall provide proof of compliance with the applicab le provisions of Chapter 25 (Sub divisions), Article 6, Park and Recreational Facilities, of the City of Cypress (City) Municipal Code, or other fees as determined b y the City, to the Director of the City Community Development Department, or designee. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Less Than Significant Impact. There are currently a total of 20 developed pub lic parks within the City of Cypress, which range in siz e from the approximately 0.17-acre Laurel Park to the 22-acre O ak K noll Park.33 According to the Conservation/O pen Space/Recreation Element of the City’s General Plan (2001), the City had a total of approximately 82 acres of parks and recreational facilities. The proposed Specific Plan is intended to guide the development of future projects within the City of Cypress and does not include any specific development or redevelopment proposal. Future development projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the General Plan and Zoning Code. The proposed Specific Plan would not directly result in physical development.The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac, and the other property has the potential to accommodate the development of up to 321 dwelling units. 33 City of Cypress. 2022a. Facility and Park Locations. Web site: https://www.cypressca.org/activities/facility- park-locations (accessed Septemb er 1, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-72 As discussed ab ove under Response 4.16(a), the City of Cypress Municipal Code, Section 25-43, estab lishes a standard of 3.0 acres of land per 1,000 residents for park and recreational purposes, and an additional 1.6 acres of land per 1,000 residents for purposes that are made availab le at K –12 schools through a cooperative arrangement b etween the City, local school districts, and local park and recreation districts. Any future projects implemented in accordance with the land use changes would comply with the applicab le provisions in Chapter 25, Article 6, Park and Recreational Facilities, of the City’s Municipal Code (refer to RCM REC-1), which requires the payment of an in-lieu park fee, the dedication of land for park and recreational purposes, or b oth, b ased on a standard of 3.0 acres of land for park and recreational purposes for each 1,000 residents. The proposed Specific Plan could allow for the development of additional residential units in Cypress, which could result in the potential addition of approximately 639 residents. This increase in population could incrementally increase usage of City parks and recreational facilities. For all future residential projects developed in accordance with the proposed Specific Plan, the City will require the Applicant to pay fees and/or dedicate parkland as identified in RCM REC-1. Therefore, with the payment of in-lieu park fees and/or the dedication of parkland, impacts to recreation requirements would b e less than significant. In addition to providing on-site recreational amenities, the Applicant would pay applicab le park fees as describ ed in RCM REC-1. Therefore, any future projects implemented under the proposed project would not include recreational facilities or require the construction or expansion of recreational facilities, which would have an adverse physical effect on the environment. Potential impacts would b e less than significant, and no mitigation is required. 4-73 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.17 TRAN SPORTATION Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, b icycle and pedestrian facilities? b )Conflict or b e inconsistent with CEQA Guidelines §15064.3, sub division (b )? c)Sub stantially increase haz ards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatib le uses (e.g., farm equipment)? d)Result in inadequate emergency access? 4.17.1 Impact Analysis a)Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? or b)Would the project conflict or be inconsistent with CEQ A Guidelines section 15064.3, subdivision (b)? N o Impact.The Circulation Element of the City of Cypress General Plan provides goals and policies to implement a b alanced, functional, and efficient circulation system, and incorporate alternative modes of travel which allow for the safe movement of people and goods. The proposed Specific Plan is consistent with regulations to promote pedestrian and b icycle pathways, transit, and other actions to decrease vehicle miles traveled (VMT) within the City. New land uses allowed under the proposed Specific Plan would b e generally similar to the land uses already allowed under the existing specific plans.Additionally, the proposed Specific Plan would amend the land use designation on two properties along K atella Avenue within the Cypress Business and Professional Center Specific Plan (CBPC Specific Plan), to allow residential densities of up to 60 dwelling units per acre (du/ac).Any future residential development or redevelopment on these properties would b e analyz ed on a project-b y-project b asis as design and layout of the projects are determined. Any trip generation or operational characteristics under the proposed Specific Plan would b e similar to what is already allowed under the various existing specific plans. The proposed Specific Plan would not, in and of itself, result in transportation impacts, as it does not include any specific development or redevelopment proposal.Future development under the Specific Plan would b e sub ject to policies describ ed in the Circulation Element of the General Plan, as well as other policies that promote reduction of VMT. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would have no impacts associated with conflict C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-74 with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, b icycle, and pedestrian facilities or related to State CEQ A G uidel ines Section 15064.3, sub division (b ),and no mitigation is required. c)Would the project substantially increase haz ards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? or d)Would the project result in inadequate emergency access? N o Impact.As describ ed ab ove, the proposed Specific Plan would not, in and of itself, result in transportation impacts, as it does not include any specific development or redevelopment proposal. The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, the proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 du/ac, consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. Any future residential development or redevelopment proposals would b e analyz ed during review, and any necessary police or fire emergency access would b e implemented consistent with the City’s Municipal Code. Furthermore, any future developments or transportation improvements under the Specific Plan would b e required to conform to the City of Cypress roadway design standards, which are b ased upon engineering principles and evolving policies and practices governing the City’s transportation infrastructure.These design standards meet b oth State and nationally acceptab le design criteria.All street improvements within the City would b e sub ject to the approval of the City Engineer; furthermore, these improvements would b e sub ject to the standards of the latest adopted edition of the California Department of Transportation’s (Caltrans)H ig hway D esig n M anual , where applicab le. Long-term congestion relief resulting from implementation of the Circulation Element would improve emergency access throughout the City for police, fire, and emergency protection services. New land uses allowed under the proposed Specific Plan would b e generally similar to the land uses already allowed under the existing specific plans. Potential impacts would essentially b e the same as what is already allowed under the existing specific plans. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines.Therefore, adoption of the proposed Specific Plan would not result in dangerous design components or inadequate emergency access,and no mitigation is required. 4-75 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.18 TRIBAL CULTURAL RESOURCES Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Cause a sub stantial adverse change in the significance of a trib al cultural resource, defined in Pub lic Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the siz e and scope of the landscape, sacred place, or ob ject with cultural value to a California Native American trib e, and that is: i.Listed or eligib le for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Pub lic Resources Code Section 5020.1(k)? O r ii.A resource determined b y the lead agency, in its discretion and supported b y sub stantial evidence, to b e significant pursuant to criteria set forth in sub division (c) of Pub lic Resources Code Section 5024.1? In applying the criteria set forth in sub division (c) of Pub lic Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American trib e. 4.18.1 Impact Analysis a)Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the siz e and scope of the landscape, sacred place, or object with cultural value to a California N ative American tribe, and that is: i.Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? ii.A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California N ative American tribe. Less Than Significant Impact. Assemb ly Bill (AB) 52 and CEQA Pub lic Resources Code (PRC) Section 21080.3.1, sub divisions (b ), (d), require a lead agency to consult with any California Native American trib e that requests consultation and is traditionally and culturally affiliated with the geographic area of a proposed project.California Government Code Section 65352.3 (adopted pursuant to the requirements of Senate Bill [SB]18)requires local governments to contact, refer plans to, and consult with trib al organiz ations prior to making a decision to adopt or amend a general or specific plan, or to designate open space that includes Native American Cultural Places. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-76 The Native American Heritage Commission (NAHC) was contacted on Feb ruary 23, 2023, to conduct a Sacred Lands File (SLF) search and provide a Native American Contact List for the Specific Plan Area pursuant to SB 18, Government Codes 65352.3 and 65352.4, AB 52, and PRC Sections 21080.1 and 21080.3.1. The NAHC responded on May 2, 2023, stating that an SLF search was completed for the Specific Plan Area with negative results. The NAHC recommended that 19 Native American individuals representing the Diegueñ o, Gab rielino groups,Juaneñ o, Luiseñ o, Cahuilla, Pala Band, and K umeyaay groups b e contacted for information regarding cultural resources that could b e affected b y the proposed project.Nineteen individuals were contacted through letters sent via U.S. Postal Service Certified Mail on April 11, 2023. No responses requesting consultation were received within the time period. The proposed Specific Plan would not, in and of itself, result in impacts to trib al cultural resources, as it does not include any specific development or redevelopment proposal. Future development under the Specific Plan could require excavation and other potentially disturb ing aspects of construction into soils, and there is a potential to uncover undiscovered trib al cultural resources during excavation, including human remains. Therefore, while unlikely, the presence of undiscovered sub surface trib al cultural resources within the proposed Specific Plan Area is possib le, and these resources could potentially b e affected b y construction activities. Regulatory Compliance Measure (RCM) CUL-1, as detailed in Section 4.5, Cultural Resources, requires compliance with California PRC Section 21083.2(g) for the treatment of unearthed archaeological resources. Adherence to regulatory standards included in RCM CUL-1 would reduce the impact of the proposed project on unknown unique archaeological resources to less than significant, in the event that previously unknown deposits with trib al cultural significance are discovered during future construction activities under the proposed Specific Plan. As also discussed in Section 4.5, RCM CUL-2 requires compliance with the State’s Health and Safety Code for the treatment of human remains. Adherence to regulatory standards included in RCM CUL- 2 would reduce the impact of the proposed project on human remains to less than significant, in the event that previously unknown remains are discovered during construction activities within the proposed Specific Plan Area. Any future development allowed under the proposed Specific Plan would b e required to comply with AB 52, SB 18,and relevant City standards as applicab le. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would have less than significant impacts related to trib al cultural resources, and no mitigation is required. 4-77 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.19 UTILITIES AN D SERVICE SYSTEMS Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact Would the project: a)Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b )Have sufficient water supplies availab le to serve the project and reasonab ly foreseeab le future development during normal, dry and multiple dry years? c)Result in a determination b y the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? d)Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e)Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? 4.19.1 Impact Analysis a)Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact.The proposed Specific Plan would not, in and of itself, result in impacts related to the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, as it does not include any specific development or redevelopment proposal. The proposed project would amend the land use designations on two properties within the proposed Specific Plan Area to allow residential densities of up to 60 dwelling units per acre (du/ac), consistent with the rez oning scenarios included in the City of Cypress’s 2021–2029 Housing Element. O ne of the properties that would b e affected b y the residential land use designation change is currently developed at 60 du/ac and the other property has the potential to accommodate the development of up to 321 dwelling units.The proposed project would not make sub stantial changes to the General Plan land use designations within the Specific Plan Area. Additionally, new land uses allowed under the proposed Specific Plan would b e similar to those allowed under the existing specific plans. No increase in demand for these utilities is anticipated b eyond what already exists and what would b e generated b y the uses that are already allowed under the existing specific plans. Future development allowed under the proposed Specific Plan would b e C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-78 sub ject to review b y the City Pub lic Works Department and/or utility companies to determine project- specific infrastructure needs and requirements. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Water The West O range County System of the Golden State Water Company (GSWC) Los Alamitos West O range Service Area 2020 Urb an Water Management Plan (UWMP) states that annual water use in its service area is expected to b e 15,759 acre-feet b y 2045. In addition, the 2020 UWMP states that total water supplies availab le for the service area in 2045 would b e 23,645 acre-feet. Some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently use water. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to water. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded water facilities or infrastructure and impacts would b e less than significant. No mitigation is required. Wastewater The O range County Sanitation District (O CSD) is responsib le for the provision of wastewater treatment facilities that serve the Specific Plan Area. The O CSD has a capacity to treat 188 million gallons of wastewater per day from residential, commercial, and industrial sources at two plants: Reclamation Plant No. 1 in Fountain Valley and Treatment Plant No. 2 in Huntington Beach. Reclamation Plant No.1 has a primary treatment capacity of 208 million gallons per day (mgd),34 and is running under capacity at approximately 120 mgd.35 Treatment Plant No. 2 has a primary treatment capacity of 168 mgd and currently receives 59 mgd.36 As stated ab ove, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently generate wastewater and are assumed in O CSD’s wastewater generation projections. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to wastewater treatment. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. In addition, as requested b y O CSD, future projects implemented in accordance with the proposed project would b e required to provide project-specific impact analysis via sewer study to demonstrate the adequacy of existing wastewater facilities to properly transport and treat wastewater flows 34 O CSD. 2019b . B udg et U pdate Fiscal Y ear 2019 -2020. Web site: https://www.ocsd.com/Home/Show Document? id= 28411 (accessed May 12, 2023). 35 Ib id. 36 O CSD. Facts and K ey Statistics Web pag e. Web site: https://www.ocsd.com/services/regional-sewer- service (accessed May 12, 2023). 4-79 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) generated b y the future project. 37 As such, the proposed project would not require the relocation or construction of new or expanded wastewater facilities or infrastructure and impacts would b e less than significant. No mitigation is required. Stormwater/Drainage Any future projects implemented in accordance with the proposed project which disturb more than 1 acre of soil would comply with the requirements of the Construction General Permit and would include the preparation and implementation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP would include construction Best Management Practices (BMPs) to control and direct on- site surface runoff and would include detention facilities, if required, to ensure that stormwater runoff from the construction site would not exceed the capacity of the stormwater drainage systems. If applicab le, a SWPPP would also detail Erosion Control and Sediment Control BMPs to b e implemented during project construction to minimiz e erosion and retain sediment on site. If a future project would disturb less than 1 acre of soil, it would b e sub ject to the requirements of Section 5.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires projects that disturb less than 1 acre of soil and that are not part of a larger common plan to comply with the local municipal code and/or implement a comb ination of erosion and sediment control and good housekeeping BMPs to prevent pollution of stormwater runoff during construction activities. Any new development allowed under the proposed project would also comply with the O range County MS4 Permit, which requires the preparation of a Final Water Quality Management Plan (WQMP) and implementation of operational BMPs to target and reduce pollutants of concern in stormwater runoff from project sites. Compliance with the O range County MS4 Permit would reduce operational impacts related to surface water quality standards, waste discharge requirements, and/or degradation of water quality to a less than significant level, and no mitigation is required. Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently contrib ute to stormwater flows and given that existing urb an uses are prob ab ly older structures and not b uilt to current stormwater standards there could b e a net b enefit. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to stormwater drainage. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded stormwater facilities or infrastructure and impacts would b e less than significant. No mitigation is required. Electric Power The City is within the service territory of Southern California Edison (SCE), which provides services through a grid of transmission lines and related facilities. As discussed previously, according to the California Energy Commission (CEC), total electricity consumption in the SCE service area in 2022 was 37 Personal communication with L K evin Hadden, Principal Staff Analyst at O CSD on June 30, 2023. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-80 85,870 GWh 38 and total electricity consumption in O range County in 2022 was 20,243.7 GWh ((20,243,721,856 kilowatt hours [ kWh]).39 Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that are older structures not b uilt to current Title 24 Energy Efficiency Standards, all of which consume electricity, thereb y likely decreasing any net gain in electricity consumption. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to electric power. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded electrical facilities or infrastructure and impacts would b e less than significant. No mitigation is required. N atural Gas Southern California Gas Company (SoCalGas), the service provider for the City, serves approximately 21.1 million customers in a 24,000 sq mi service territory.40 According to the CEC, total natural gas consumption in the SoCalGas service area in 2022 was s 5,026 million therms (1,646 million therms for the industrial sector)41 and total natural gas consumption in O range County in 2022 was 572 million therms (352 million therms for the residential sector and 221 therms for the non-residential sector).42 The proposed project would not require the construction of any physical improvements related to the provision of natural gas service that would result in significant environmental impact. Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that are older structures not b uilt to current Title 24 Energy Efficiency Standards, several of which consume natural gas, thereb y likely decreasing the net gain in natural gas consumption. Any future projects implemented in accordance with the proposed project would b e required to adhere to the General Plan, provide required development impact fees, and comply with applicab le development regulations pertaining to natural gas. As a part of the development review process, all future projects would b e required to demonstrate that existing pub lic utilities would b e sufficient to serve the future projects’ needs. As such, the proposed project would not require the relocation or construction of new or expanded natural gas facilities or infrastructure and impacts would b e less than significant. No mitigation is required. Telecommunication Facilities 38 CEC. 2023b . El ectricity Consum ption b y Entity .Web site: http://www.ecdms.energy.ca.gov/elecb yutil.aspx (accessed Feb ruary 21, 2025) 39 CEC.2023a El ectricity Consum ption b y County . Web site: http://www.ecdmsenergy.ca.gov/elecb y county.aspx (accessed Feb ruary 21, 2025). 40 SoCalGas. n.d. Company Profile: Ab out SoCalGas Web page. Web site: https://www.socalgas.com/ab out- us/company-profile (accessed May 11, 2023) 41 CEC. 2023d. G as Consum ption b y Entity . Web site: https://ecdms.energy.ca.gov/gasb yutil.aspx (accessed Feb ruary 21, 2025). 42 CEC. 2023c. G as Consum ption b y County . Web site: http://www.ecdms.energy.ca.gov/gasb ycounty.aspx (accessed Feb ruary 21, 2025). 4-81 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Telephone, television, and internet services are offered b y a variety of providers in the City. Any future projects that would b e developed in accordance with the proposed project would b e responsib le for constructing adequate tele-communication facility extensions on their respective project sites. The future construction and expansion of these facilities would occur on site during the site preparation and earthwork phase and are not expected to impact any telephone, cab le, or internet services offsite that serve the surrounding areas. Additionally, telecommunication facilities are generally installed concurrently with utility expansions and impacts associated with the expansion of telecommunications facilities are already considered in the air quality, noise, and construction traffic analysis. Therefore, the project impacts associated with the relocation or construction of new or expanded telecommunication facilities and impacts would b e less than significant. No mitigation is required. b)Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less Than Significant Impact.The City of Cypress is served b y the GSWC, a private water service provider. As stated in Response 4.19.1(a), water provided in the West O range County System is a b lend of groundwater from the O range County Groundwater Basin and imported water. According to GSWC’s 2020 UWMP for the West O range County System, the total projected water demand for customers served b y GSWC is approximately 14,137 acre-feet per year in 2025; the projected water demand increases every 5-year period, totaling 15,759 acre-feet per year b y 2045. GSWC’s planned water supplies for 2025 total 21,940 acre-feet per year, increasing to 23,645 acre-feet per year in 2045.43 As indicated ab ove Response 4.19.1(a), the proposed land use changes would accommodate the development of 321 housing units within the proposed Specific Plan; however, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently generate wastewater and are assumed in O CSD’s wastewater generation projections. Additionally, the proposed Specific Plan would generally allow the same types of uses as those currently existing in the Specific Plan Area and already allowed under the five existing specific plans; therefore, the anticipated water demand associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed under the specific plans.Future development allowed under the proposed Specific Plan would b e required to adhere to all applicab le State laws related to water conservation. The proposed Specific Plan does not include any specific development or redevelopment proposal. Any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ine. Therefore, adoption of the proposed Specific Plan would not result in insufficient water supplies during normal, dry, and multiple dry years, and adequate water supply would b e availab le to accommodate the future residential development on the proposed properties facilitated b y the proposed Specific Plan. The proposed project would increase demand for water supplies; however, the GSWC would have sufficient water supplies to serve the proposed project. Therefore, the 43 Golden State Water Company (GSWC). 2021b . Los Alamitos Customer Service Area. Web site: http://www.gswater.com/los-alamitos/ (accessed Novemb er 20, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-82 proposed project would result in less than significant impacts related to water supplies. No mitigation is required. c)Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’ s projected demand in addition to the provider’ s existing commitments? Less Than Significant Impact. As discussed ab ove in Response 4.19.1 (a), sewage from the City is diverted to either Reclamation Plant No. 1 in Fountain Valley or Treatment Plant No. 2 in Huntington Beach. Reclamation Plant No. 1 has a primary treatment capacity of 208 million gallons per day,44 and is running under capacity at approximately 120 million gallons per day.45 Treatment Plant No. 2 has a primary treatment capacity of 168 million gallons per day 46 and currently receives 59 million gallons per day.47 The City’s Pub lic Works Department’s Maintenance Division is responsib le for maintaining the City’s sanitary sewer system. The City operates and maintains a sanitary sewer collection and conveyance system that includes a network of gravity sewers, one pump station, and one sewer force main. Wastewater in the City of Cypress is collected, treated, and disposed of b y the O range County Sanitation District (O CSD). The O CSD provides wastewater collection, treatment, and recycling for approximately 2.6 million people living within a 479-square-mile area of central and northwestern O range County and treats approximately 185 million gallons of wastewater from residential, commercial, and industrial sources per day.48 According to the O CSD’s 2020 Sewer System Management Plan, “O C San’s CIP assures that older facilities are upgraded as needed to ensure adequate capacity through the system. O C San works under annual and long-range plans that have proven effective, and O C San is not currently experiencing capacity related prob lems. Indications of possib le capacity prob lems seen b y the Collections Facilities O &M Division are b rought to the attention of the Engineering Department for further evaluation.”49 Therefore, there are no constraints on the availab ility of wastewater disposal or treatment. Future development allowed under the proposed Specific Plan would b e required to comply with all State laws related to water conservation. Additionally,future projects would b e required to adhere to the City’s Sewer Improvement Standards, which stipulate that all required sewer improvements shall b e designed and constructed to City of Cypress (City) and O range County Sanitation District (O C SAN) standards and shall b e approved b y the City Engineer prior to development.The proposed Specific Plan would generally allow the same types of commercial and industrial uses as those 44 O CSD. 2019b . B udg et U pdate Fiscal Y ear 2019 -2020. Web site: https://www.ocsd.com/Home/Show Document? id= 28411 (accessed May 12, 2023). 45 Ib id. 46 Ib id. 47 O CSD. Facts and K ey Statistics Web pag e. Web site: https://www.ocsd.com/services/regional-sewer-service (accessed May 12, 2023). 48 O range County Sanitation District (O C SAN). 2022. 2021-2022 A nnual R eport.Web site: https://www.oc san.gov/home/showpub lisheddocument/33473/638080061619170000 (accessed Novemb er 16, 2023). 49 O CSD. 2020. System Management Plan for O range County Sanitation District. Web site: https://www.ocsd. com/Home/ShowDocument? id= 29880 (accessed Novemb er 15, 2023). 4-83 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) currently existing in the Specific Plan Area and already allowed under the five existing specific plans; therefore, the anticipated wastewater generation associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed. Additionally, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses that currently generate wastewater. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would result in less than significant impacts related to the wastewater treatment capacity, and no mitigation is required. d)Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Impact.The City currently contracts with Valley Vista Waste and Recycling Services, a private solid waste hauler, to collect and dispose of the solid waste generated throughout the City. Solid waste collected in the City b y Valley Vista would b e transported to one of the Class III landfills operated and maintained b y O CWR. O CWR owns and operates three active landfills (i.e., the O linda Alpha Landfill in Brea, the Frank R. Bowerman Landfill in Irvine, and the Prima Deshecha Landfill in San Juan Capistrano). All three landfills are permitted as Class III landfills, which only accept non- haz ardous municipal solid waste for disposal; no haz ardous or liquid waste is accepted. County residents are ab le to dispose of their household haz ardous waste items at any of O CWR’s four household haz ardous waste collection centers, located in the cities of Anaheim, Huntington Beach, Irvine, and San Juan Capistrano.50 Tab le 4.19.A identifies the Class III sanitary landfills operated b y O CWR. Table 4.19.A: Orange County Class III Landfills Landfill Location Approximate Distance from Specific Plan Area (miles) Service Frank R. Bowerman 11002 Bee Canyon Access Road Irvine, CA 92602 20 (southeast)Commercial dumping; no pub lic dumping O linda Alpha 1942 North Valencia Avenue Brea, CA 92823 14 (northeast)Commercial dumping; pub lic dumping allowed Prima Deshecha 32250 La Pata Avenue San Juan Capistrano, CA 92675 33 (southeast)Commercial dumping; pub lic dumping allowed Sources: O range County Waste & Recycling.Active Landfills. Google Maps; Web site: https://oclandfills.com/landfills/active-landfills (accessed Decemb er 2022). O f the three Class III landfills currently operated b y O CWR, the closest active landfill to the Specific Plan Area is the O linda Alpha Landfill. The O linda Alpha Landfill, which is currently permitted b y the California Department of Resources, Recycling, and Recovery (CalRecycle) to receive a maximum of 50 O C Waste & Recycling (O CWR). Household Haz ardous Waste. Web site: http://www.oclandfills.com/ haz ardous (accessed Novemb er 26, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-84 8,000 tons per day (tpd) of waste, currently receives an average of approximately 7,000 tpd.51 Therefore, the O linda Alpha Landfill is currently operating at approximately 87.5 percent of its daily capacity. As of O ctob er 2020, the O linda Alpha Landfill has an estimated remaining disposal capacity of 17,500,000 cub ic yards. 52 If the State-permitted daily tonnage limit is reached at any County landfill, waste haulers are sub ject to diversion to local transfer stations located throughout the County. The O linda Alpha Landfill is scheduled to close in approximately 2030, at which time it would b e landscaped to b ecome a County regional park. 53 Solid waste from future residential development allowed under the proposed project would b e required to comply with State and local solid waste reduction, diversion, and recycling policies and regulations.The proposed project would not require the construction of any physical improvements related to the provision of solid waste disposal that would result in significant environmental impacts and the O CWR solid waste disposal system would have adequate capacity to serve the proposed project. Furthermore, some of the 321 residential units that would b e facilitated under the proposed project would replace existing urb an uses, most of which currently generate solid waste. As the proposed Specific Plan does not include any specific development or redevelopment proposal, it would not generate solid waste. Future development projects allowed under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria related to solid waste. The proposed Specific Plan would generally allow the same types of commercial and industrial uses as those currently existing in the Specific Plan Area and already allowed under the five existing specific plans; therefore, the anticipated solid waste generation associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would have less than significant impacts on planned solid waste capacity, and no mitigation is required. e)Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Less Than Significant Impact. As previously stated in Response 4.19.1(d) ab ove solid waste disposal practices in California are governed b y multiple federal, State, and local agencies that enforce legislation and regulations ensuring that landfill operations minimiz e impacts to pub lic health and safety and the environment. The proposed Specific Plan would accommodate the development of 321 housing units within the proposed Specific Plan,in an area with existing urb an uses, the demolition of which would generate solid waste. The California Integrated Waste Management Act (Assemb ly Bill [AB] 939) changed the focus of solid waste management from landfill to diversion strategies (e.g., source reduction, recycling, and composting). The purpose of the diversion strategies is to reduce 51 O CWR. 2021. O linda Alpha Landfill. Web site: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/ Details/2757? siteID= 2093 (accessed Septemb er 26, 2023). 52 O CWR. 2021. O linda Alpha Landfill. Web site: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/ Details/2757? siteID= 2093 (accessed Septemb er 26, 2023). 53 City of Cypress. 2021. C&D Recycling Requirement. Web site: C&D Recycling Requirement | City of Cypress (cypressca.org) (accessed Novemb er 2023). 4-85 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) dependence on landfills for solid waste disposal. AB 939 estab lished mandatory diversion goals of 25 percent b y 1995, 50 percent b y 2000, and 75 percent b y 2020. The City of Cypress provides curb side recycling for b oth residential and commercial uses, as well as curb side residential green waste, which b oth count toward the City’s solid waste diversion rate. CalRecycle tracks and monitors solid waste disposal on a per capita b asis. The proposed Specific Plan does not include any specific development or redevelopment proposal. Future development allowed under the proposed Specific Plan would b e required to comply with existing and future statutes and regulations, including waste diversion programs mandated b y City, State, and federal law. As stated ab ove in Response 4.19.1(d), the proposed Specific Plan would generally allow the same types of commercial and industrial uses as those currently existing in the Specific Plan Area. The anticipated solid waste generation associated with the proposed Specific Plan would b e similar to existing uses and the uses that are already allowed. Additionally, future developments would b e required to comply with the City’s Construction and Demolition O rdinance (City O rdinance No. 1166), and the 2022 California Green Building Standards Code. As stipulated b y City O rdinance No. 11 66 and the 2022 California Green Building Standards, project applicants would b e required to sub mit a Materials Questionnaire should the contractor haul away its own demolition waste. Future projects would also b e required to divert a minimum of 65 percent of construction and demolition deb ris in order to ob tain b uilding permits. 54 Valley Vista Services certifies 75 percent diversion for all construction and demolition material,55 which would contrib ute to an increased waste diversion rate within the City. Although implementation of the proposed project does not involve any physical development, there is a potential for demolition of existing structures in the City and potential construction of 321 residential units. Demolition and construction activities would generate typical construction deb ris, including wood, paper, glass, metals, cardb oard, and green wastes. The proposed project would comply with the City’s Construction and Demolition O rdinance (Regulatory Compliance Measure [RCM] UTIL-1). The applicants for future development would also b e required to sub mit a Materials Questionnaire should the contractor haul away its own demolition waste. As stipulated b y City O rdinance No. 1166 and the 2022 California Green Building Standards, the proposed project would b e required to divert a minimum of 65 percent of construction and demolition deb ris in order to ob tain b uilding permits. 56 Additionally, Valley Vista Services certifies 75 percent diversion for all construction and demolition material, which would contrib ute to an increased waste diversion rate within the City.57 The proposed project would comply with existing and future statutes and regulations, including waste diversion programs mandated b y City, State, and federal law. Therefore, the proposed project would 54 City of Cypress. Construction and Demolition Recycling Requirement. Web site: http://www.cypressca.org/ work/b uilding-division/c-d-recycling-requirement (accessed Septemb er 15, 2023). 55 Ib id. 56 City of Cypress. 2021. C&D Recycling Requirement. Web site: C&D Recycling Requirement, City of Cypress (cypressca.org) (accessed January 9, 2024). 57 Ib id. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-86 not result in an impact related to federal, State, and local statutes and regulations related to solid wastes, and no mitigation is required. Regulatory Compliance Measures The following regulatory compliance measure is an existing regulation that is applicab le to the proposed project and is considered in the analysis of potential impacts related to utilities and service systems. The City of Cypress considers this requirement to b e mandatory; therefore, it is not a mitigation measure. Regulatory Compliance Measure UTIL-1 Construction and Demolition Ordinance. The construction contractor shall comply with the provisions of the City of Cypress O rdinance No. 1166 and the 2022 California Green Building Standards Code, which would reduce construction and demolition waste. O rdinance No. 1166 is codified in Article VIII, Materials Questionnaire for Certain Construction and Demolition Projects within the City of Cypress, in the Cypress Municipal Code. 4-87 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.20 WILDFIRE Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact If located in or near state responsib ility areas or lands classified as very high fire haz ard severity z ones, would the project: a)Sub stantially impair an adopted emergency response plan or emergency evacuation plan? b )Due to slope, prevailing winds, and other factors, exacerb ate wildfire risks, and thereb y expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c)Require the installation or maintenance of associated infrastructure (such as roads, fuel b reaks, emergency water sources, power lines or other utilities) that may exacerb ate fire risk or that may result in temporary or ongoing impacts to the environment? d)Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instab ility, or drainage changes? 4.20.1 Impact Analysis a)Would the project substantially impair an adopted emergency response plan or emergency evacuation plan? or b)Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? or c)Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? or d)Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? N o Impact.The California Department of Forestry and Fire Protection (CAL FIRE) has mapped areas of significant fire haz ards in the State through its Fire and Resources Assessment Program (FRAP). These maps place areas of California into different fire haz ard severity z ones (FHSZ), b ased on a haz ard scoring system using sub jective criteria for fuels, fire history, terrain influences, housing densities, and C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4-88 occurrence of severe fire weather where urb an conflagration could result in catastrophic losses. As part of this mapping system, CAL FIRE is responsib le for wildland fire protection for land areas that are generally unincorporated,and they are classified as State Responsib ility Areas (SRAs). In areas where local fire protection agencies (e.g., O range County Fire Authority [O CFA]) are responsib le for wildfire protection, the lands are classified as Local Responsib ility Areas (LRAs).CAL FIRE currently identifies the Specific Plan Area as an LRA. In addition to estab lishing local or State responsib ility for wildfire protection in a specific area, CAL FIRE designates areas as very high fire haz ard severity z ones (VHFHSZ) or non-VHFHSZ. According to the CAL FIRE Very High Fire Haz ard Severity Zone Maps for the O range County region, the entire City of Cypress is designated as a non-VHFHSZ,58 and the City does not include an SRA. The nearest VHFHSZ to the Specific Plan Area is approximately 12 miles to the northeast in Coyote Hills on the western side of Fullerton.59 The nearest SRA is in Puente Hills, approximately 14 miles northeast of the Specific Plan Area. The proposed Specific Plan would not, in and of itself, result in impacts related to wildfires, as it does not include any specific development or redevelopment proposal. Similar to new development allowed under the existing specific plans, new development under the proposed Specific Plan would b e required to comply with all applicab le regulations and standards related to wildfire. Additionally, new development would b e required to adhere to the adopted emergency response plan or emergency evacuation plan for the City of Cypress. Further, any future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. Therefore, adoption of the proposed Specific Plan would not result in impacts related to wildfire, and no mitigation is required. 58 California Department of Forestry and Fire Protection (CAL FIRE). 2011. Very High Fire Haz ard Severity Zones in LRA. Web site: https://osfm.fire.ca.gov/media/6739/fhsz l_ map30.pdf (accessed August 30, 2023). 59 Ib id. 4-89 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 4.21 MAN DATORY FIN DIN GS OF SIGN IFICAN CE Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact N o Impact a)Does the project have the potential to sub stantially degrade the quality of the environment, sub stantially reduce the hab itat of a fish or wildlife species, cause a fish or wildlife population to drop b elow self-sustaining levels, threaten to eliminate a plant or animal community, sub stantially reduce the numb er or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b )Does the project have impacts that are individually limited, b ut cumulatively considerab le? (“Cumulatively considerab le” means that the incremental effects of a project are considerab le when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of prob ab le future projects.) c)Does the project have environmental effects which will cause sub stantial adverse effects on human b eings, either directly or indirectly? 4.21.1 Impact Analysis a)Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact.Based on the discussion in Section 4.4, Biological Resources, implementation of the proposed Specific Plan is anticipated to result in less than significant impacts related to hab itat, wildlife species, and/or plant and animal communities. The proposed Specific Plan would not eliminate a plant or animal community, nor would it sub stantially reduce the numb er or restrict the range of a rare or endangered plant or animal. The proposed project would avoid impacts on nesting resident and/or migratory b irds either b y avoiding vegetation removal during the avian nesting season (Feb ruary 1 through August 31) or b y implementing Regulatory Compliance Measure (RCM) BIO -1. This measure would address any impacts to nesting resident and/or migratory b irds should it b e necessary to conduct vegetation removal during the nesting season and nests are present. As discussed in Section 4.5, Cultural Resources, Response 4.5(a), the project area does not contain any b uildings or structures that meet any of the California Register of Historical Resources criteria or qualify as “historical resources” as defined b y CEQA. Further, according to the City of Cypress General Plan, there are no known archaeological resources located in Cypress. Therefore, implementation the proposed Specific Plan would not cause a sub stantial adverse change in the significance of a historical C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-90 resource. In addition, RCMs CUL-1 and CUL-2 have b een incorporated to address the discovery of archaeological and paleontological resources should any b e unearthed during construction. With RCMs CUL-1 and CUL-2, potential impacts to previously undiscovered archaeological or paleontological resources would b e reduced to less than significant. As discussed in Section 4.18, Trib al Cultural Resources, the City requested a search of the Sacred Lands File b y the Native American Heritage Commission (NAHC) for the project area. According to NAHC correspondence dated Septemb er May 2, 2023,no resources were noted in the datab ase. Nineteen native American individuals were contacted through letters sent via U.S. Postal Service Certified Mail on April 11, 2023. No responses requesting consultation were received within the time period. Therefore, no trib al cultural resources listed or eligib le for listing in the California Register or in a local register exist within the project area, and there are no known trib al cultural resources within the project area. Although the project area is not likely to contain any human remains, adherence to regulatory standards included in RCMs CUL-1 and CUL-2 would reduce the impact of the proposed project on unique archaeological resources and human remains to less than significant and addresses trib al concerns regarding the treatment of human remains. In the unlikely event that future ground- disturb ing construction activities uncover a yet-to-b e-discovered trib al cultural resource, adherence to RCMs CUL-1 and CUL-2 would reduce any potential impacts to previously undiscovered trib al cultural resources to a less than significant level. For the reasons stated ab ove, the proposed Specific Plan does not have the potential to sub stantially degrade the quality of the environment, sub stantially reduce the hab itat of a fish or wildlife species, cause a fish or wildlife population to drop b elow self-sustaining levels, threaten to eliminate a plant or animal community, sub stantially reduce the numb er or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. b)Does the project have impacts that are individually limited, but cumulatively considerable? (“ Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? N o Impact.The proposed Specific Plan does not include any specific development or redevelopment proposal. Additionally, the proposed project would not sub stantially change land uses within the proposed Specific Plan Area as new land uses allowed within the Specific Plan Area would b e generally consistent with other existing and permitted land uses in the immediately surrounding area. Future development or residential projects under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria,including consistency with the City’s General Plan and Zoning Code. Adherence to the regulations describ ed in the regulatory compliance measures related to air quality (RCMs AQ-1 through AQ-5),b iological resources (RCM BIO -1), cultural resources (RCMs CUL-1 and CUL-2 ), geology (RCM GEO -1), hydrology and water quality (RCMs HY D-1 through HY D-3), pub lic services (RCMs PS-1 and PS-2), and utilities (RCM UTIL-1) would also ensure that impacts to those resource areas would b e less than significant. There is no indication that the proposed project would have environmental impacts that could cause other facilities or projects to b e adversely affected. 4-91 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) As describ ed throughout this analysis, the proposed Specific Plan does not include any specific development or redevelopment proposal. The allowed land uses under the proposed Specific Plan would b e similar to the existing land uses already allowed under the five existing specific plans. Future development projects allowed under the proposed Specific Plan would b e required to conform with applicab le City standards and criteria, including consistency with the City’s General Plan and Zoning Code. Future development or redevelopment projects requiring discretionary actions would b e sub ject to environmental review, in accordance with the provisions of CEQA and the State CEQ A G uidel ines. The proposed Specific Plan would not have cumulatively considerab le impacts with implementation of project regulatory compliance measures. Implementation of the regulatory compliance measures at the project-level would reduce the potential for the incremental effects of the proposed Specific Plan to b e considerab le when viewed in connection with the effects of past projects, current projects, or prob ab le future projects for all environmental parameters. c)Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? N o Impact.Previous sections of this IS/ND reviewed the proposed project’s potential impacts and regulatory compliance measures related to air quality (RCMs AQ-1 through AQ-5), energy (RCM EN-1), geology (RCM GEO -1), hydrology and water quality (RCMs HY D-1 through HY D-3), pub lic services (RCMs PS-1 and PS-2), and utilities (RCM UTIL-1). As concluded in the previous discussions, the proposed project would result in less than significant environmental impacts with adherence to these regulatory compliance measures. Therefore, the proposed project would not result in environmental impacts that would cause sub stantial adverse effects on human b eings. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)4-92 This page intentionally left blank 5-1 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 5.0 RECOMMEN DATION Based on the information and environmental analysis contained in the Initial Study/Environmental Checklist, we recommend that the City of Cypress prepare a Negative Declaration for the Cypress Business Parks Moderniz ation and Integration Project. We find that the proposed project would not have a significant effect. We recommend that the second category b e selected for the City of Cypress’s determination (see Section 3.1, Determination, in Chapter 3.0, Environmental Factors Potentially Affected). Date: March 3, 2025 Ryan Bensley, AICP Principal / Project Manager LSA C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)5-2 This page intentionally left blank 6-1 D RAFT I NITIAL S TUDY N EGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 6.0 MITIGATION MON ITORIN G AN D REPORTIN G PROGRAM 6.1 MITIGATION MON ITORIN G REQ UIREMEN TS California Pub lic Resources Code (PRC) Section 21081.6, which is part of the California Environmental Quality Act (CEQA) statute, mandates that the following requirements shall apply to all reporting or mitigation monitoring programs: •The pub lic agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall b e designed to ensure compliance during project implementation. For those changes that have b een required or incorporated into the project at the request of a responsib le agency or a pub lic agency having jurisdiction b y law over natural resources affected b y the project, that agency shall, if so,requested b y the lead agency or a responsib le agency, prepare and sub mit a proposed reporting or monitoring program. •The lead agency shall specify the location and custodian of the documents or other materials that constitute the record of proceedings upon which its decision is b ased. •The lead agency shall provide measures to mitigate or avoid potentially significant effects on the environment that are fully enforceab le through permit conditions, agreements, or other measures. Conditions of project approval may b e set forth in referenced documents that address required mitigation measures or, in the case of the adoption of a plan, policy, regulation, or other project, b y incorporating the mitigation measures into the plan, policy, regulation, or project design. •Prior to the close of the pub lic review period for a draft Environmental Impact Report (EIR) or Negative Declaration (ND), a responsib le agency, or a pub lic agency having jurisdiction over natural resources affected b y the project, shall either (1) sub mit to the lead agency complete and detailed performance ob jectives for mitigation measures that would address the significant effects on the environment identified b y the responsib le agency or agency having jurisdiction over natural resources affected b y the project, or (2) refer the lead agency to appropriate, readily availab le guidelines or reference documents. Any mitigation measures sub mitted to a lead agency b y a responsib le agency or an agency having jurisdiction over natural resources affected b y the project shall b e limited to measures that mitigate impacts to resources that are sub ject to the statutory authority of, and definitions applicab le to, that agency. Compliance or noncompliance with that requirement b y a responsib le agency or agency having jurisdiction over natural resources affected b y a project shall not limit the authority of the responsib le agency or agency having jurisdiction over natural resources affected b y a project, or the authority of the lead agency, to approve, condition, or deny projects as provided b y this division or any other provision of law. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)6-2 6.2 MITIGATION MON ITORIN G PROCEDURES The mitigation monitoring and reporting program for the proposed Cypress Business Parks Moderniz ation and Integration Project (Specific Plan)has b een prepared in compliance with Pub lic Resources Code (PRC)Section 21081.6. It describ es the requirements and procedures to b e followed b y the City of Cypress, as the Lead Agency, to ensure that all mitigation measures adopted as part of the proposed project will b e carried out as describ ed in this IS/ND. Tab le 6.A sets forth the proposed mitigation monitoring and reporting program. It lists each of the mitigation measures specified in this IS/ND and identifies the party or parties responsib le for implementation and monitoring of each measure. 6-3 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks 4.3: Air Q uality Regulatory Compliance Measure AQ -1 Emission Reduction Measures. During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall b e controlled b y regular watering or other dust preventative measures b y using the following procedures, in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403 during construction. The applicab le Rule 403 measures are as follows: Apply nontoxic chemical soil stab iliz ers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). Water active sites at least twice daily (locations where grading is to occur shall b e thoroughly watered prior to earthmoving). Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet (0.6 meter) of freeb oard (vertical space b etween the top of the load and the top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114. Pave construction access roads at least 100 feet (30 meters) onto the site from the main road. Reduce traffic speeds on all unpaved roads to 15 miles per hour or less. During construction activities Project Applicant Regulatory Compliance Measure AQ -2 Material Hauling.All trucks that are to haul excavated or graded material shall comply with State Vehicle Code Section 23114, with special attention to Sections 23114(b )(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto pub lic streets and roads. Construction Painting.Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction b id packages specify: Prior to approval of future project plans Project Applicant C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 6-4 Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent; Coatings and solvents that will b e utiliz ed have a volatile organic compound content lower than required under SCAQMD Rule 1113; and To the extent feasib le, construction/b uilding materials shall b e composed of pre-painted materials. Regulatory Compliance Measure AQ -3 Construction Painting.Prior to approval of future project plans and specifications, the City of Cypress shall confirm that the construction b id packages specify: Contractors shall use high-volume low-pressure paint applicators with a minimum transfer efficiency of at least 50 percent; Coatings and solvents that will b e utiliz ed have a volatile organic compound content lower than required under SCAQMD Rule 1113; and To the extent feasib le, construction/b uilding materials shall b e composed of pre-painted materials. Prior to approval of future project plans Project Applicant Regulatory Compliance Measure AQ -4 Air Contaminant Discharge. Future projects shall comply with SCAQMD Rule 402. Rule 402 prohib its the discharge of air contaminants or other material from any type of operations, which can cause nuisance or annoyance to any considerab le numb er of people or to the pub lic or which endangers the comfort or repose of any such persons, or the pub lic. Future project proposal Project Applicant Regulatory Compliance Measure AQ -5 All future projects shall comply with the latest Energy Code and Title 24 solar requirements for new residential development. Future project proposal Project Applicant 6-5 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks 4.4: Biological Resources Regulatory Compliance Measure BIO-1 N esting Bird Survey and Avoidance. If vegetation removal, construction, or grading activities are planned to occur within the active nesting b ird season (Feb ruary 1 through August 31), the City of Cypress, or designee, shall confirm that the Applicant has retained a qualified b iologist who shall conduct a preconstruction nesting b ird survey no more than 3 days prior to the start of such activities. The nesting b ird survey shall include the work area and areas adjacent to the site (within 500 feet, as feasib le) that could potentially b e affected b y project- related activities such as noise, vib ration, increased human activity, and dust, etc. For any active nest(s) identified, the qualified b iologist shall estab lish an appropriate b uffer z one around the active nest(s). The appropriate b uffer shall b e determined b y the qualified b iologist b ased on species, location, and the nature of the proposed activities. Project activities shall b e avoided within the b uffer z one until the nest is deemed no longer active, as determined b y the qualified b iologist. No more than three days prior to commencement of grading activities Applicant and City of Cypress Community Development Director, or designee, Project Applicant Regulatory Compliance Measure BIO-2 Landmark Tree Removal.The Director of the City of Cypress Community Development Department, or designee, shall review and approve the removal of any trees required b y future development associated with the Cypress Business Parks Moderniz ation and Integration Project. As specified in the City Municipal Code Section 17- 19, the property owner of a landmark tree shall sub mit a written request for review and consideration of the landmark tree removal and replacement plan at least 30 days prior to said removal. Pub lic notice of a proposed landmark tree removal shall b e posted next to or on the sub ject landmark tree, at the local pub lic lib rary, and at the Cypress City Hall during the entire 30-day application-processing period. No trees on the proposed project site shall b e removed prior to the approval of a landmark tree removal permit b y the Director of the City of Cypress Community Development Department, or designee. Future project proposal Cypress Community Development Director, or designee, Project Applicant C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 6-6 Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks 4.5: Cultural Resources Regulatory Compliance Measure CUL-1 Unknown Archaeological Resources.In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist from the O range County List of Qualified Archaeologists has evalu ated the find in accordance with federal, State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Pub lic Resources Code (PRC). The Applicant and its construction contractor shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the project site. Any found deposits shall b e treated in accordance with federal, State and local guidelines, including those set forth in PRC Section 21083.2. Prior to commencement of grading activities, the Director of the City of Cypress (City) Community Development Department, or designee, shall verify that all project grading and construction plans include specific requirements regarding California PRC (Section 21083.2[g]) and the treatment of archaeological resources as specified ab ove. During construction activities Applicant and/or Construction Supervisor/City of Cypress Director of Community Development Department, or designee Regulatory Compliance Measure CUL-2 Human Remains.In the event that human remains are encountered on the project site, work within 50 feet of the discovery shall b e redirected and the County Coroner notified immediately consistent with the requirements of California Code of Regulations (CCR) Section 15064.5(e). State Health and Safety Code Section 7050.5 states that no further disturb ance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Pub lic Resources Code (PRC) Section 5097.98. If the remains are determined to b e Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). With the permission of the property owner, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification b y the NAHC. The MLD During construction activities Construction Supervisor/ Applicant 6-7 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks may recommend scientific removal and non-destructive analysis of human remains and items associated with Native American b urials. Consistent with CCR Section 15064.5(d), if the remains are determined to b e Native American and an MLD is notified, the City of Cypress shall consult with the MLD as identified b y the NAHC to develop an agreement for treatment and disposition of the remains. Prior to the issuance of grading permits, the Director of the City of Cypress Community Development Department, or designee, shall verify that all grading plans specify the requirements of CCR Section 15064.5(e), State Health and Safety Code Section 7050.5, and PRC Section 5097.98, as stated ab ove. 4.6: Energy Regulatory Compliance Measure EN -1 Limit Idling Time.The Applicant and construction contractor would b e required to comply with applicab le idling regulations for on-road vehicles during project construction and operation, which require truck drivers to turn off their engines within 5 minutes of idling. Prior to issuance of a b uilding permit Applicant and City of Cypress Community Development Director, or designee 4.7: Geology and Soils Regulatory Compliance Measure GEO-1 Compliance with Seismic and Building Standards in the Building Code. Prior to issuance of the first b uilding permit for the proposed b uildings, the City of Cypress (City) Engineer, Building O fficial, or their designee, and the project soils engineer shall review the b uilding plans to verify that the structural design conforms to the requirements of the City’s latest adopted edition of the California Building Standards Code. Structures and walls shall b e designed in accordance with applicab le sections of the City’s Building Code. Prior to issuance of b uilding permits Applicant and City of Cypress Engineer, Building official, or designee C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 6-8 Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks 4.10: Hydrology and Water Q uality Regulatory Compliance Measure HYD-1 Construction General Permit.If construction of future projects associated with the proposed Specific Plan would disturb greater than 1 acre of soil, prior to commencement of construction activities, the Construction Contractor shall ob tain coverage under the National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturb ance Activities (Construction General Permit), NPDES No. CAS000002, O rder No. 2022-0057-DWQ, or any other sub sequent permit. This shall include sub mission of Permit Registration Documents, including permit application fees, a Notice of Intent (NO I), a risk assessment, a site plan, a Stormwater Pollution Prevention Plan (SWPPP),a signed certification statement, and any other compliance- related documents required b y the permit, to the State Water Resources Control Board (SWRCB) via the Stormwater Multiple Application and Report Tracking System (SMARTS). Construction activities shall not commence until a Waste Discharge Identification Numb er is ob tained for the Project from the SMARTS and provided to the Director of Pub lic Works for the City of Cypress, or designee, to demonstrate that coverage under the Construction General Permit has b een ob tained. Project construction shall comply with all applicab le requirements specified in the Construction General Permit, including b ut not limited to, preparation of a SWPPP and implementation of construction site b est management practices (BMPs) to address all construction-relat ed activities, equipment, and materials that have the potential to impact water quality for the appropriate risk level identified for the project. The SWPPP shall identify the sources of pollutants that may affect the quality of storm water and shall include BMPs (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs) to control the pollutants in storm water runoff. Upon completion of construction activities and stab iliz ation of the Project site, a Notice of Termination (NO T) shall b e sub mitted via SMARTS. Prior to commencement of construction activities Applicant and/or Construction Supervisor and City of Cypress Director of Pub lic Works, or designee 6-9 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks If construction of future projects associated with the Cypress Business Parks Moderniz ation and Integration Project would disturb less than 1 acre of soil, prior to commencement of construction activities, the Construction Contractor shall provide evidence that project construction would comply with Section 4.106 of the 2022 California Green Building Standards Code (CALGreen Code). The CALGreen Code requires implementation of BMPs to prevent flooding and erosion and to retain sediment on site (e.g., Sediment Control, Erosion Control, and Good Housekeeping BMPs). Regulatory Compliance Measure HYD-2 Orange County MS4 Permit/City Municipal Code.Prior to issuance of a grading permit for future projects associated with the Cypress Business Parks Moderniz ation and Integration Project, the future project Applicant shall prepare and sub mit a project-specific water quality management plan (WQMP) to specify BMPs that would b e implemented to capture, treat, and reduce pollutants of concern in stormwater runoff in compliance with the O range County MS4 Permit, O range County Drainage Area Management Plan (DAMP), and the City of Cypress Local Implementation Plan (LIP). The WQMP shall also incorporate the results of the Final Hydrology and Hydraulic Analyses to demonstrate that the detention facilities meet the hydromodification requirements of the O range County MS4 Permit and Chapter 13-23 of the Cypress Municipal Code. The City Engineer/Pub lic Works Director, or designee, shall ensure that the BMPs specified in the WQMP are incorporated into the final project design of future projects associated with the Cypress Business Parks Moderniz ation and Integration Project. Prior to issuance of a grading permit Applicant and/or Construction Supervisor and City of Cypress Director of Pub lic Works, or designee Regulatory Compliance Measure HYD-3 Groundwater Discharge Permit.If groundwater dewatering activities are required for future project construction associated with the Cypress Business Parks Moderniz ation and Integration Project, at least 45 days prior to dewatering activities, the Construction Contractor shall sub mit an NO I to the Santa Ana Regional Water Quality Control Board (RWQCB)to ob tain coverage under the General Waste Discharge 45 days prior to dewatering activities Applicant and City of Cypress City Engineer, or designee C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 6-10 Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks Requirements for Discharges to Surface Waters That Pose an Insignificant (De Minimis) Threat to Water Quality (Groundwater Discharge Permit), O rder No. R8-2020-0006, NPDES No. CAG998001. Groundwater dewatering activities shall comply with all applicab le provisions in the Groundwater Discharge Permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a NO T shall b e sub mitted to the Santa Ana RWQCB. 4.15: Public Services Regulatory Compliance Measure PS-1 Orange County Fire Authority (OCFA). Any future projects implemented in accordance with the proposed project would b e required to coordinate with the O range County Fire Authority (O CFA) to determine the appropriate development impact fees required to offset potential impact to O CFA staffing and service ab ility. Prior to the approval of a future project implemented in accordance with the proposed project, the designated site developer shall enter into a Secured Fire Protection Agreement with O CFA that details the agreed- upon development impact fees required for the project. Prior to project implementation O CFA Regulatory Compliance Measure PS-2 Payment of School Fees.Prior to issuance of any b uilding permits, the Applicant/Developer of future residential development projects facilitated b y the proposed project shall provide proof to the Director of the City of Cypress Community Development Department, or designee, that payment of school fees to the appropriate school districts have b een made in compliance with Section 65995 of the California Government Code. Prior to issuance of b uilding permits Cypress Community Development Director, or designee 6-11 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) Table 6.A: Mitigation Monitoring and Reporting Program Regulatory Compliance Measures/Standard Conditions/ Mitigation Measures Monitoring Milestone Responsible Party Responsible for Monitoring Verification of Compliance Initials Date Remarks 4.16: Recreation Regulatory Compliance Measure REC-1 Dedication of Parkland and/or Payment of Park Fees.Prior to issuance of any b uilding permits, the Applicant shall provide proof of compliance with the applicab le provisions of Chapter 25 (Sub divisions), Article 6, Park and Recreational Facilities, of the City of Cypress (City) Municipal Code, or other fees as determined b y the City, to the Director of the City Community Development Department, or designee. Prior to issuance of any b uilding permits Applicant and City of Cypress Community Development Director, or designee 4.19: Utilities and Service Systems Regulatory Compliance Measure UTIL-1 Construction and Demolition Ordinance.The construction contractor shall comply with the provisions of the City of Cypress O rdinance No. 1166 and the 2022 California Green Building Standards Code, which would reduce construction and demolition waste. O rdinance No. 1166 is codified in Article VIII, Materials Questionnaire for Certain Construction and Demolition Projects within the City of Cypress, in the Cypress Municipal Code. During construction activities Construction contractor C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)6-12 This page intentionally left blank 7-1 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 7.0 LIST OF PREPARERS AN D PERSON S CON SULTED 7.1 CITY OF CYPRESS The following individuals from the City of Cypress (City) were involved in the preparation of this Initial Study/Negative Declaration (IS/ND): •Alicia Velasco, Planning Director •Christopher Wong, Business Development Manager 7.2 IS/N D PREPARERS The following individuals were involved in the preparation of this IS/ND. The nature of their involvement is summariz ed b elow. 7.2.1 LSA The following individuals were involved in the preparation of this IS/ND: •Ryan Bensley, AICP, Principal/Project Manager •Matthew Wiswell, Project Manager •Chris Jones, AICP, Environmental Planner •Lynnea Palecki,Environmental Planner •Jason Thomas, Graphics Technician/GIS Specialist •Mitchell Alexander, GIS Specialist •Michael Mello, Technical Editor •Lauren Johnson, Technical Editor •Chantik Virgil, Senior Word Processor C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)7-2 This page intentionally left blank 8-1 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) 8.0 REFEREN CES CHAPTER 2.0:PROJ ECT DESCRIPTION Rob ert Bein, William Frost & Associates. 1990. Cypress Business and Professional Center Specific Plan. April 17. Cypress View Limited Specific Plan, BCL Associates, Inc., Novemb er 25, 1985. Lusk-Cypress Industrial Park Landscape Design Criteria, Development Standards and Covenants, Conditions and Restrictions, Cardoz a-Dilallo Associates, Inc., July 1978. City of Cypress. 1994. McDonnell Center Amended Specific Plan. Adopted O ctob er 1994. Web site: https://www.cypressca.org/home/showpub lisheddocument/9697/637363718993 530000 (accessed O ctob er 7, 2023). SECTION 4.1: AESTHETICS California Department of Transportation (Caltrans). 2018.California State Scenic Highway System Map.Web site: https://caltrans.maps.arcgis.com/apps/web appviewer/index. html? id= 465 dfd3d807c46cc8e 8057116f1aaca (accessed Septemb er 1, 2023). City of Cypress. 1994. City of Cypress McDonnell Center Amended Specific Plan. Adopted O ctob er 1994. Page 50. Web site: https://www.cypressca.org/home/showpub lisheddocument/9697/ 637363718993 530000 (accessed O ctob er 7, 202 3). _ _ _ _ _ .2020. City of Cypress Municipal Code. United States Census Bureau. 2010a. Los Angeles—Long Beach —Anaheim, CA Urb aniz ed Area No. 51445.Web site: https://www2.census.gov/geo/maps/dc10map/UAUCRefMap/ua/ ua51445 losangeles--long_ b each--anaheim_ ca/DC10UA51445_ 000.pdf (accessed Septemb er 1, 2023). _ _ _ _ _ . 2010b . Census Urb an Area FAQs. Web site: https://www.census.gov/programs-surveys/ geography/ab out/faq/2010-urb an-area-faq.html (accessed Septemb er 1, 2023). SECTION 4.2: AGRICULTURE California Department of Conservation. 2016. California Important Farmland Finder. Web site: https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed August 30, 2023). _ _ _ _ _ . 2018. O range County Important Farmland 2018. City of Cypress. 2001. Cypress General Plan Environmental Impact Report.Page 7-2. Web site: https://www.cypressca.org/home/showpub lisheddocument/666/636123114138270000 (accessed August 30, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)8-2 SECTION 4.3: AIR Q UALITY South Coast Air Quality Management District (SCAQMD). 1993. CEQ A A ir Q ual ity H andb ook . April 1993, currently b eing revised. South Coast Air Quality Management District (SCAQMD). 2008. Final L ocal iz ed Sig nif icance T hreshol d M ethodol og y .July. Web site: http://www.aqmd.gov/docs/default-source/ceqa/handb ook/ localiz ed-significance-thresholds/final-lst-methodology-document.pdf (accessed Septemb er 2023). United States Environmental Protection Agency (USEPA). 2021. O utdoor Air Quality Data. Web site: https://www.epa.gov/outdoor-air-quality-data/monitor-values-report (accessed May 2023). SECTION 4.4: BIOLOGICAL RESOURCES City of Cypress. 1996.I nv entory of L andm ark T rees. July. United States Fish and Wildlife Service (USFWS). 2022a. Critical Hab itat for Threatened and Endangered Species. GIS Mapping Web site: https://fws.maps.arcgis.com/home/web map/ viewer.html? web map= 9d8de5e265ad4fe09893cf75b 8db fb 77 (accessed O ctob er 5, 2023). _ _ _ _ _ . 2022b . National Wetlands Inventory. GIS Mapping. Web site: https://fwsprimary.wim.usgs. gov/wetlands/apps/wetlands-mapper/ (accessed O ctob er 5, 2023). SECTION 4.5: CULTURAL RESOURCES City of Cypress. General Plan Environmental Impact Report. Effects Found Not To Be Significant. Page 703. Web site: https://www.cypressca.org/home/showpub lisheddocument/686/ 636123123792970000 (accessed Septemb er 26, 2023). _ _ _ _ _ . General Plan. Conservation/O pen Space/Recreation Element.Page CO SR-7.Web site: https://www.cypressca.org/home/showpub lisheddocument/686/636123123792970000 (accessed Septemb er 26, 2023). SECTION 4.6: EN ERGY California Air Resources Board (CARB). 2022.2022 Scoping Plan for Achieving Carb on Neutrality. Web site:https://scag.ca.gov/sites/main/files/file- attachments/certifieddraftfinalpeir_ ada_ noapps.pdf? 171210677 (accessed Feb ruary 21, 2025). _ _ _ _ _ .2023a. California Energy Consumption Datab ase. Web site: http://www.ecdms.energy.ca.gov/ (accessed Feb ruary 21, 2025). _ _ _ _ _ .2023b . Gas Consumption b y County. Web site: http://www.ecdms.energy.ca.gov/gasb ycounty. aspx (accessed Feb ruary 21, 2025). 8-3 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) _ _ _ _ _ .2022. 2022 I nteg rated Energ y Pol icy R eport U pdate. Docket No. 21-IEPR-01. California Energy Commission (CEC). 2019a. California Energy Consumption Datab ase. Web site: http://www.ecdms.energy.ca.gov/ (accessed Feb ruary 21, 2025). _ _ _ _ _ . 2023b . Gas Consumption b y County. Web site: http://www.ecdms.energy.ca.gov/gasb y county.aspx (accessed Septemb er 20, 2023). _ _ _ _ _ . 2022. Supply and Demand of Natural Gas in California. Web site: https://www. energy. ca.gov/data-reports/energy-almanac/californias-natural-gas-market/supply-and-demand- natural-gas-california (accessed Septemb er 20, 2023). Southern California Edison (SCE). n.d. Fact Sheets. Web site: https://newsroom.edison.com/fact- sheets/fs (accessed Septemb er 20, 2023). Southern California Gas Company (SoCalGas). 2019. Ab out SoCalGas. Web site: https://www3.socal gas.com/ab out-us/company-profile (accessed Septemb er 20, 2023). United States Energy Information Administration. 2020. California State Profile and Energy Estimates. Tab le F3: Motor gasoline consumption, price, and expenditure estimates, 2017. Web site: eia.gov/state/seds/data.php? incfile= /state/seds/sep_ fuel/html/fuel_ mg.html&sid= CA (accessed Septemb er 2023). SECTION 4.7: GEOLOGY AN D SOILS California Building Standards Commission.2022 Cal if ornia G reen B uil ding Standards Code, T itl e 24 , Part 11 ( CA L G reen). Web site: https://codes.iccsafe.org/content/CAGBC2022P1/chapter-5- nonresidential-mandatory-measures (accessed April 3, 2024) City of Cypress. 2001. City of Cypress General Plan Safety Element. O ctob er 5. _ _ _ _ _ . 2021. Zoning Map. Web site: https://www.cypressca.org/government/departments/ community-development/z oning-map (accessed Septemb er 11, 2023). SECTION 4.8: GREEN HOUSE GAS EMISSION S California Air Resources Board (CARB). 2022. Novemb er. 2022 Scoping Plan for Achieving Carb on Neutrality. Southern California Association of Governments (SCAG). 2023. Connect SoCal 2024 - D em og raphics and G rowth Forecast T echnical R eport.Web site: https://view.officeapps.live.com/op/view.aspx? src= https%3A%2F%2Fscag.ca.gov%2Fsites% 2Fmain%2Ffiles%2Ffile- attachments%2F03_ scag_ drtp24_ citytier2taz _ 092523.xlsx%3F1695685277%3D%26utm_ sou rce%3Dchatgpt.com&wdO rigin= BRO WSELINK (accessed Feb ruary 21, 2025). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)8-4 South Coast Air Quality Management District (SCAQMD). 2008. D raf t G uidance D ocum ent –I nterim CEQ A G reenhouse G as ( G H G ) Sig nif icance T hreshol d. O ctob er. Web site: http://www.aqmd. gov/docs/default-source/ceqa/handb ook/greenhouse-gases-(ghg)-ceqa-significance- thresholds/ghgattachmente.pdf (accessed Septemb er 2023). SECTION 4.9: HAZ ARDS AN D HAZ ARDOUS MATERIALS California Department of Forestry and Fire Protection (CAL FIRE). 2011. Very High Fire Haz ard Severity Zones in LRA. Web site: https://osfm.fire.ca.gov/media/6739/fhsz l_ map30.pdf (accessed August 30, 2023). California Department of Toxic Sub stances Control (DTSC). EnviroStor. Web site: https://www. envirostor.dtsc.ca.gov/pub lic/search.asp? PAGE= 2&CMD= search&ocieerp= &b usiness_ name = &main_ street_ numb er= &main_ street_ name= &city= &z ip= &county= &b ranch= &status= ACT %2CBK LG%2CCO M&site_ type= CSITES%2CFUDS&cleanup_ type= &npl= &funding= &reporttyp e= CO RTESE&reporttitle= HAZARDO US+ WASTE+ AND+ SUBSTANCES+ SITE+ LIST+ %28CO RTESE %29&federal_ superfund= &state_ response= &voluntary_ cleanup= &school_ cleanup= &operat ing= &post_ closure= &non_ operating= &corrective_ action= &tiered_ permit= &evaluation= &sp ec_ prog= &national_ priority_ list= &senate= &congress= &assemb ly= &critical_ pol= &b usiness_ type= &case_ type= &display_ results= &school_ district= &pub = &hwmp= False&permitted= &pc _ permitted= &inspections= &inspectionsother= &complaints= &censustract= &cesdecile= &O R DERBY = city&next= Next+ 50 (accessed Septemb er 15, 2023). City of Cypress. 2001. General Plan Environmental Impact Report. Geology and Seismic Haz ards. Page 4.6-7. _ _ _ _ _ .2001. City of Cypress General Plan. Safety Element, Emergency Evacuation Routes map (Exhib it SAF-5). Web site: https://www.cypressca.org/home/showpub lisheddocument/714/636123 119830170000 (accessed January 16, 2024). O range County Airport Land Use Commission (ALUC). 2016. A irport Env irons L and U se Pl an f or J oint Forces T raining B ase L os A l am itos.Web site:http://www.ocair.com/commissions/aluc/docs/ JFTB-AELUP2016ProposedFINAL.pdf (accessed Septemb er 13, 2023). SECTION 4.10: HYDROLOGY AN D WATER Q UALITY California Department of Water Resources (DWR). 2004. California’s Groundwater Bulletin 118. Coastal Plains of O range County Groundwater Basin. California Department of Conservation (DO C). 2019. O range County Tsunami Inundation Maps. Web site: https://www.conservation.ca.gov/cgs/tsunami/maps/orange (accessed on Septemb er 18, 2023). City of Cypress. 2001. City of Cypress General Plan Safety Element. O ctob er 5. 8-5 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) O range County Environmental Agency. 1986. O rang e County H y drol og y M anual . _ _ _ _ _ . 1996.O rang e County H y drol og y M anual A ddendum No. 1.O range County Water District. 2017. Basin 8-1 Alternative –O CWD Management Area. January 1, 2017. O range County Stormwater Program. 2012. Construction R unof f G uidance M anual f or Contractors, Project O wners, and D ev el opers. Decemb er. SECTION 4.11: LAN D USE AN D PLAN N IN G City of Cypress. 2001. PC-3 McDonnell Center Amended Specific Plan (O ctob er 1994) Appendix C, Page 7 through Page 80. Web site: https://www.cypressca.org/home/showpub lisheddocument/ 9697/637363718 99353 0000 (accessed Decemb er 2023). _ _ _ _ _ . 2001. City of Cypress General Plan Land Use Element. _ _ _ _ _ . 2020. City of Cypress Municipal Code. SECTION 4.12: MIN ERAL RESOURCES California Department of Conservation (DO C). Division of Mines and Geology. 1981. Mineral Land Classification Map. Los Alamitos Quadrangle. Special Report 143, Plate 3.17. City of Cypress. 2001. General Plan Conservation/O pen Space/Recreation Element. General Plan Environmental Impact Report. Effects Found Not to Be Significant. Page 7-4. Web site: https://www.cypressca.org/home/showpub lisheddocument/722/636123118731230000 (accessed Septemb er 1, 2023). SECTION 4.13: N OISE City of Cypress Municipal Code. 1976. _ _ _ _ _ .2001. City of Cypress General Plan Safety Element. O ctob er 5. O range County Airport Land Use Commission (ALUC). 2017. Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos. August 17. SECTION 4.15: PUBLIC SERVICES City of Cypress. 2020. Cypress Police Department. Cypress 10-Y ear Calls for Service Trend.Web site: https://www.cypressca.org/home/showdocument? id= 10173 (accessed O ctob er 2023). _ _ _ _ _ .n.d. Cypress Police Department O verview. Web site: https://www.cypressca.org/government/ departments/police/inside-cypress-pd/the-community-we-serve# overview (accessed O ctob er 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)8-6 O range County Fire Authority (O CFA). 2020. O perations Division 7. Web site: O CFA -O range County Fire Authority (accessed Septemb er 13, 2023). _ _ _ _ _ .2021. Fiscal Y ear 2010–202 1 Adopted Budget. Web site: https://ocfa.org/Uploads/ Transparency/O CFA%202020-2021%20Adopted%20Budget.pdf (accessed Septemb er 13, 2023). _ _ _ _ _ .2023. Fiscal Y ear 2023–2024 Adopted Budget. Page 11. Web site: C:\Users\ STUART~ 1\AppData\Local\Temp\mso34C7.tmp (ocfa.org) (accessed April 25, 2024). _ _ _ _ _ .n.d. Station Statistics. Web site: https://ocfa.org/Ab outUs/Departments/O perationsDirectory/ Division7.aspx (accessed Septemb er 13, 2023). SECTION 4.16: RECREATION _ _ _ _ _ .2022a. Facility and Park Locations. Web site: https://www.cypressca.org/activities/facility- park-locations (accessed Septemb er 1, 2023). _ _ _ _ _ .2022b . Facility & Park Locations: Mackay Park Web page. Web site: https://www.cypressca. org/Home/Components/FacilityDirectory/FacilityDirectory/66/240 (accessed Septemb er 13, 2023). SECTION 4.19: UTILITIES AN D SERVICE SYSTEMS California Department of Resources Recycling and Recovery (CalRecycle). 2022. Jurisdiction Disposal Tonnage Trend. City of Cypress. 2021. C&D Recycling Requirement. Web site: C&D Recycling Requirement | City of Cypress (cypressca.org) (accessed Novemb er 29, 2023). _ _ _ _ _ .2023. Maintenance. Web site: http://www.cypressca.org/government/departments/pub lic- works/maintenance (accessed Novemb er 16, 2023). Golden State Water Company (GSWC).2021a. 2020 West O rang e U rb an Water M anag em ent Pl an (UWMP). July 15. _ _ _ _ _ .2021b . Los Alamitos Customer Service Area. Web site: http://www.gswater.com/los-alamitos/ (accessed Novemb er 2023). O range County Sanitation District (O CSD). 2022. 2021-2022 A nnual R eport.Web site:https://www. ocsan.gov/home/showpub lisheddocument/33473/638080061619170000 (accessed Novemb er 16, 2023). _ _ _ _ _ .2023. Facts and K ey Statistics Web page. Web site: https://www.ocsan.gov/services/regional- sewer-service (accessed Novemb er 2023). 8-7 D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\ A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) O range County Waste & Recycling (O CWR). 2021. O linda Alpha Landfill. Web site: https://www2. calrecycle.ca.gov/SolidWaste/Site Activity/Details/2757? siteID= 2093 (accessed Septemb er 26, 2022). _ _ _ _ _ . Active Landfills. Google Maps; Web site: https://oclandfills.com/landfills/active-landfills (accessed Novemb er 2023). Southern California Edison (SCE). 2023. Fact Sheets. Web site: https://newsroom.edison.com/fact- sheets/fs (accessed Novemb er 2023). SECTION 4.20: WILDFIRE California Department of Forestry and Fire Protection (CAL FIRE). 2011. Very High Fire Haz ard Severity Zones in LRA. Web site: https://osfm.fire.ca.gov/media/6739/fhsz l_ map30.pdf (accessed August 30, 2023). C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25)8-8 This page intentionally left blank D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) APPEN DIX A UPDATED PERMITTED USE TABLE C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) This page intentionally left blank Cypress Business Park Specific Plan (CBPSP) 4.2.2 Land Uses and Permit Requirements The Permitted Use Table outlines four land use types: Permitted Uses ("P"), Conditional Uses ("C"), Prohibited Uses ("-"), and Uses Requiring Planning Director Approval (“PD”). See Section 31 of the Cypress Zoning Ordinance for definitions. The Planning Director is authorized to make administrative determinations and interpretations regarding land uses, which may be appealed to the City Council. Table 4.2.2 – Permitted Use Table Permitted Use BP (1) CO PO (2) (3) PO/HSC (2) (3) MUBP (2) (3) MUBP/GRC (2) (3) (4) MUC/R (2) (5) HDR Overlay (2) (5) MUC/SR (2) CC (2) Professional Office Uses Medical, Dental, Veterinary and Related Health Services P P P P P P P P P (2) Professional and Administrative Offices P P P P P P P P P Industrial Park Uses Distribution Center C ---C ----- Light Manufacturing, General Assembly, and Food & Beverage Facilities P - - - P P - - - - Machine Shop and Machinery Manufacturing P - - - P P - - - - Public Utility, Public Works, Postal, and Support Facilities C P C C C C C C C (2) Repair and Maintenance, Consumer Products P - - P P P - - - - Research and Development (R&D)P - - P P P - - - - Indoor Storage Facilities P - - - C C - - - - Warehouse P ---C C ---- Commercial Uses Automotive Sales and Services - - - P (9)C C C C C - Bars/Liquor Establishments (On- Site Consumption) - C - C C C C C C - Catering and Related Services - - - C C C C C C - Retail Stores, General Merchandise (6) P (7) (8)- P (9)- P (8)P P P - Gasoline Service Station - C C C C C C C C - Health/Fitness Centers C C - C C C C C C - Hotels/Motels C C -C -C C C C - Indoor Amusement, Entertainment Facility, and Related Services - - - C C C C C C - Personal Services, General - P - P (9)- P P P P - Cypress Business Park Specific Plan (CBPSP) Permitted Use BP (1) CO PO (2) (3) PO/HSC (2) (3) MUBP (2) (3) MUBP/GRC (2) (3) (4) MUC/R (2) (5) HDR Overlay (2) (5) MUC/SR (2) CC (2) Restaurant without Alcohol Sales P P P P P P P P P - Restaurant with Alcohol Sales C C C C C C C C C - Restaurant with Drive-Thru - C C C C C C C C - Restaurant with Outdoor Seating C P P P P P P P P - Restaurant with Playland P P P P P P P P P - Restaurant, Take-Out C P C C P P P P P - Shopping Center -C ---C C C C - Storage Yards (Public)---------- Small Animal Hospitals and Animal Boarding - - C C C C P P P - Public/Institutional Uses Child Day Care and Related Services C (10)C C C C C C C C (2) Conference Facilities, Theaters, Auditoriums, and Other Public Assembly - C - P (9)C C C C C (2) Educational Institutions, Trade Schools, Other Private Schools C C C C C C C C C (2) Residential Uses Accessory Uses (Pool/spa, fitness rooms, business centers, leasing offices) - - - - - - P P P - Accessory Dwelling Units - - - - - - P P P - Assisted living facilities - - - - - - C C P - Senior Housing ------P P P (2) Single-Family Dwellings - - - - - - P P P - Condominiums/town houses - - - - - - P P P - Multi-family dwelling units - - - - - - P P P - Home Occupations ------P P P - Caretaker/employee housing - - - - - - - - P - Other Uses Stand Alone Parking Lots and Parking Structures C C C C C C C C C - Uses similar with the intent of the district as determined by the Planning Director PD PD PD PD PD PD PD PD PD PD Cypress Business Park Specific Plan (CBPSP) (1)To ensure that the quality of living is maintained in the residential neighborhood south of the Stanton Storm Channel, development adjacent to the channel shall be limited to warehouse/research and development uses, which will serve to minimize light, glare, noise, vehicle emissions, and obstruction of views. (2)In addition to the permitted uses listed in this column, all permitted land uses within the PS-1A (Public and Semi-Public) zoning district, as identified in Table 2-15 of Subsection 2.08.030 of the Cypress Zoning Ordinance, shall also be permitted on property located west of Walker Street, subject to the applicable permit requirements listed therein. (3)In addition to the permitted uses listed in this column, all conditionally permitted land uses in Table 2-11 of Subsection 2.07.030 of the Cypress Zoning Ordinance, shall also be conditionally permitted on property located west of Walker Street. (4)In addition to the permitted uses listed in this column, all permitted land uses (except for Residential uses) within the CG (Commercial General) zoning district, as identified in Table 2-6 of Subsection 2.06.030 of the Cypress Zoning Ordinance, shall also be permitted, subject to the applicable permit requirements listed therein. (5)In addition to the permitted uses listed in this column, all permitted land uses within the RM-20 (Multiple Family) zoning district, as identified in Table 2-2 of Subsection 2.05.030 of the Cypress Zoning Ordinance, shall also be permitted, subject to the applicable permit requirements listed therein. (6)Only permitted as an accessory use on the same site as a permitted use within the BP land use designation. (7)Only permitted within shopping centers and strip malls with at least 15,000 square feet. (8)Stand-alone uses that are not within a shopping center require a Conditional Use Permit. (9)Use shall be integrated into a hotel facility. (10)Permitted only as ancillary to office uses. •All uses shall be conducted within a completely enclosed building, except for temporary uses. Temporary uses shall be permitted throughout the CBPSP pursuant to Subsection 4.19.040 of the Cypress Zoning Ordinance. •Design Review shall be required for all new buildings, additions, structures, and sign programs that meet all development and design standards. The Planning Director may refer any Design Review application to the City Council as a Site Plan Review for final determination. •Development projects that do not comply with the development standards and/or design standards, and are not eligible for an Adjustment, require Site Plan Review approval pursuant to Chapter 6. C Y PRESS B USINESS P ARK S M O DERNIZATIO N AND I NTEGRATIO N P RO JECT (SPECIFIC P LAN) C Y PRESS,C ALIFO RNIA D RAFT I NITIAL S TUDY /NEGATIVE D ECLARATIO N M ARCH 2025 P:\A-E\CCP2201.02\PRO DUCTS\IS\Pub lic\2025\Cypress Business Parks Moderniz ation and Integration Project IS_ ND.docx (03/12/25) This page intentionally left blank