Resolution No. 6168 073
RESOLUTION NO. 6168
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS ADOPTING
GENERAL PLAN AMENDMENT NO. 2009-01, INCREASING THE MAXIMUM
RESIDENTIAL DENSITY IN THE LINCOLN AVENUE SPECIFIC PLAN AREA FROM 20
TO 30 UNITS PER ACRE.
THE CITY COUNCIL OF THE CITY OF CYPRESS HEREBY FINDS, RESOLVES,
DETERMINES, AND ORDERS AS FOLLOWS:
WHEREAS, State housing law requires sites designated for affordable housing in
the Housing Element of the General Plan must permit densities of up to 30 dwelling units
per acre; and
WHEREAS, the adopted (and State certified) 2008-2014 Housing Element of the
Cypress General Plan identifies specific properties located in the Lincoln Avenue Specific
Plan area as potential sites for providing the new affordable housing development
required by the State; and
WHEREAS, Housing Programs 14, 14a, and 14b of the 2008-2014 Housing
Element of the Cypress General Plan stipulate that the Lincoln Avenue Specific Plan will
be amended to increase the maximum residential density from 20 to 30 units per acre in
the existing RM District, and to create a new R30 Residential (30 DU/ACRE) District; and
WHEREAS, in order to maintain internal consistency between the recent (2008)
Housing Element update and the existing (2001) Land Use Element of the Cypress
General Plan, the proposed density increase amendments to the Land Use Element are
necessary; and
WHEREAS, a Mitigated Negative Declaration was prepared and noticed according
to the requirements of the California Environmental Quality Act (CEQA) guidelines; and
WHEREAS, the City Council of the City of Cypress held a public hearing to
consider an amendment to the Land Use Element of the Cypress General Plan,
increasing the maximum residential density in the Lincoln Avenue Specific Plan area from
20 to 30 units per acre; and
WHEREAS, the City Council of the City of Cypress considered evidence presented
by City staff and other interested parties at the public hearing, and
WHEREAS, following the public hearing and Council discussion, a motion was
made to approve the General Plan Amendment for the alteration of the Land Use
Element of the Cypress General Plan, increasing the maximum residential density in the
Lincoln Avenue Specific Plan area from 20 to 30 units per acre, as provided in the
attached Exhibit "A".
NOW, THEREFORE, BE IT FURTHER RESOLVED, the City Council of the City of
Cypress hereby finds that:
(1) The subject General Plan Amendment is consistent with the
goals and policies of the 2001 Cypress General Plan, including the Land
Use Element and the 2008 Housing Element update.
(2) The Mitigated Negative Declaration has been prepared,
noticed, and is hereby certified according to the requirements of the
California Environmental Quality Act (CEQA) guidelines.
(3) The subject General Plan Amendment to increase in the
maximum residential density in the Lincoln Avenue Specific Plan area from
20 to 30 units per acre would allow the density required to provide for
affordable housing development in accordance with State housing law.
074
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the
City of Cypress DOES HEREBY ADOPT General Plan Amendment No. 2009-01.
PASSED AND ADOPTED by the City Council of the City of Cypress at a regular
meeting held on the 26th day of October, 2009.
MA e i SHE ��i1 YPRESS
ATTEST:
JoL -&e(r)
CITY CLERK OF THE CITY OF CYPRESS
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
I, DENISE BASHAM, City Clerk of the City of Cypress, DO HEREBY CERTIFY
that the foregoing Resolution was duly adopted at a regular meeting of the said City
Council held on the 26th day of October, 2009, by the following roll call vote:
AYES: 5 COUNCIL MEMBERS: Luebben, Mills, Seymore, Narain, and Bailey
NOES: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
iC('4CC_ Ce-
CITY CLERK OF THE CITY OF CYPRESS
EXHIBIT "A" Cypress General Plan 075
Low Density Residential. The Low Density Residential designation provides for the development
of low density, detached single-family dwellings. The maximum density allowed under this
designation is five(5) units per acre. Uses such as public/institutional facilities, churches, schools,
and others, which are determined to be compatible with, and oriented toward serving the needs of
low density single-family neighborhoods, may also be allowed. The average population density for
this designation is 3.35 persons per dwelling unit.4
Medium Density Residential. The Medium Density Residential designation provides for the
development of medium density duplexes,townhomes,condominiums,and apartments, in addition
to allowing low density single-family development. This land use designation allows for a maximum
of 15 dwelling units per acre. Uses such as public/institutional facilities, churches, schools,
and others, which are determined to be compatible with, and oriented toward serving the needs of
medium density residential neighborhoods, may also be allowed. The average population density
for this designation is 2.8 persons per dwelling unit.5
High Density Residential. The High Density Residential land use designation allows for the
development of apartments, condominiums, townhouses and other group dwellings in addition to
single-family development at maximum densities of ®1 units per gross acre. Uses such as
public/institutional facilities, churches, schools, and others, which are determined to be compatible
with and oriented toward serving the needs of high density neighborhoods, may also be allowed.
The average population density for this designation is 2.5 persons per dwelling unit.6
Mobile Home Park. The Mobile Home Park land use designation provides for the development of
mobile home parks subject to certain zoning restrictions. This designation allows for a maximum of
12 dwelling units per gross acre of land with an average population density of 2.0 per dwelling
unit.?
General and Neighborhood Commercial. The General and Neighborhood Commercial
designation includes retail, professional office, and service-oriented business activities,
encompassing both local-serving and broader community-serving uses. The types of uses allowed
within this designation include: professional and administrative offices; convenience and
neighborhood commercial developments; restaurants; community shopping centers; retail and
wholesale commercial activities; and light industrial in conjunction with commercial uses. The
maximum intensity of development is a FAR of 0.5:1.
Specific Plan. The Specific Plan designation is intended to address specific areas within the
community that warrant a comprehensive set of land use policies and standards to provide
flexibility in the design of development projects. The Specific Plan designation is consistent with all
other land use designations of the General Plan.
Sites within a Specific Plan designation are to be developed according to standards adopted within
the applicable specific plan to address specific site constraints and opportunities, including land
use, building envelope standards, site design, buffering, traffic, noise, and other land use
compatibility impacts.
' Source: 1990 Census.
5 Source: 1990 Census.
6 Source: 1990 Census.
7 Source: 1990 Census.
Land Use Element LU-25
Cypress General Plan 076
IMPLICATIONS OF THE LAND USE PLAN
Future development in Cypress is directed by the Land Use Element which contains a map and
text describing the community's future land use pattern. The Cypress Land Use Policy Map (refer
to Exhibit LU-4) presents the distribution of land uses in the City. Total acreages for each of these
land use designations are presented in Table LU-10, Land Use Policy Implications. The table also
provides estimates of the total number of residential dwelling units planned and the resulting
population. For commercial and industrial land uses, estimates of building square footage at
General Plan buildout are included. The estimates are based on the Average Density/Intensity
factors listed in Table LU-10.
RESIDENTIAL
The General Plan accommodates a range of residential densities from low to high density
development. These densities are compatible with existing residential developed densities. The
Lincoln Avenue Specific Plan allows residential development along Lincoln Avenue to reduce
reliance on the automobile and provide housing that is convenient to shopping and employment
opportunities.
Table LU-10 depicts the quantitative results of the Land Use Policy Map based on potential
buildout. Each land use designation is listed with its average density/intensity factors and
associated net acres. Each residential land use designation also includes a maximum potential
population based on an average persons per dwelling unit. Based on household size information
derived from the 1990 census, the following average persons per dwelling unit are assumed for
Cypress: 3.35 for Low Density Residential, 2.8 for Medium Density Residential, 2.5 for High
Density Residential, and 2.0 for Mobile Home Park. The residential component along Lincoln
Avenue is assumed at an average of 20 du/acre, although higher densities(imp to-304Am to-304A may
be approved pursuant to the Specific Plan.
Residential buildout at General Plan densities would result in a total of 17,819 dwelling units, with
an associated population of 51,978 residents. While the Plan provides for several residential
development opportunity areas, the Plan's 17,819 dwelling unit buildout represents approximately
1,434 additional dwelling units citywide. Residential development will primarily be accommodated
through intensification of residential uses in some areas zoned for higher density and through
integration of multi-family units on Lincoln Avenue.
COMMERCIAL
The General Plan accommodates growth in the commercial sector of Cypress which includes
Lincoln Avenue and other commercial areas citywide. All commercial uses within the City are
designated as General Commercial, Neighborhood Commercial, or Lincoln Avenue Specific Plan.
The allowed development intensity of 0.5:1 FAR is assumed for all commercial areas.
Properties within the Lincoln Avenue Specific Plan area may be allowed a FAR increase of up to
1.0:1 as an incentive to facilitate the development of specific land uses and larger scale projects
consistent with General Plan and Redevelopment Plan goals and policies. The purpose of this
approach is to encourage the types of development appropriate to Lincoln Avenue by providing the
incentive of increased density/intensity.
LU-30 Land Use Element
Cypress General Plan 077
Table LU-10
LAND USE POLICY IMPLICATIONS
Average Potential Popu{ation Potential
Land Use.Category and Maximum Density or' Nat Dwelling
Permitted Density/Intensity Intensity Acreage units Forecast Footage
Factor
Low Density Residential 6 1,162 7,555 25,309 -
(0—5 du/gross acres)
Medium Density Residential 16 240 3,840 10,752 -
(5.1 —15 du/gross acre)
High Density Residential 21.5 192 4,130 10,325 -
(15.1 —20 du/gross acre)
Mobile Home Park 12 30 380 768 -
(0—12 du/gross acre)
General and Neighborhood Commercial 0.5:1 103 - - 2,100,000
(0.5:1 FAR)
Business Park(1.0:1 FAR) 0.5:1 18 - - 400,000
Light Industrial 0.5:1 6 - - 112,000
(0.5:1 FAR)
0.5:1 815 1,0142 2,025 15,244,800
Specific Plan 700 2,345
Education 0.4:1 273 4,800,000
Government 11 192,000
Total - - 17,691 51,524 22,x;$00
Notes:
1. Projected overall levels of development on a citywide basis at General Plan buildout. Because much of the City is already
developed at residential densities at or above those permitted by the plan.
2. Lincoln Avenue Specific Plan.
Land Use Element LU-31
Cypress General Plan 078
Since the majority of land designated for commercial uses has already been developed, the
recycling of properties is anticipated over time, especially along Lincoln Avenue. This Land Use
Element covers a time frame of ten to twenty years. Applicable goals and policies are intended to
be continually reviewed and implemented well into the future in subsequent updates of the Land
Use Element. Therefore, many properties that are currently underdeveloped or improperly utilized
will be recycled and redeveloped at higher densities in compliance with the General Plan.
SPECIFIC PLAN
Specific Plan areas in Cypress encompass residential,commercial and industrial uses.
Residential. The two specific plans regulating residential uses only are the Sorrento Specific Plan
and the Orange Avenue Specific Plan Amendment. Buildout of the Sorrento Specific Plan has
occurred and only 18 dwelling units in the Orange Avenue Specific Plan remain to be constructed.
The'Lincoln Avenue Sp .is a mi nt.plan which includes a residential
component w i t h densities ranging from 15 t o 30 iliasatunita per:acne.
Commercial. The Lincoln Avenue Specific Plan regulates primarily commercial uses along Lincoln
Avenue. Refer to the discussion above under the commercial subheading regarding the land use
implications of the Lincoln Avenue Specific Plan.
Industrial. The Cypress Business Park encompasses a total of 587 acres of which approximately
81 percent has been developed. Remaining vacant land in the business park will be developed in
compliance with the specific plans adopted for the area. Based on the development entitlements
under the approved specific plans, a total of 12.4 million square feet of development is allowed.
This equates to an overall average of 0.5:1 FAR. However, based on economic trends which have
resulted in development below the maximum entitlement, combined with development constraints
(such as height restrictions imposed by the JFTC Los Alamitos), total buildout in the Business Park
will likely be below the permitted 12.4 million square feet.
INDUSTRIAL
Industrial areas in Cypress include both light industrial and business park development. No
additional development is anticipated to occur in the light industrial areas of the community. This
use is assumed to have an average development intensity of 0.4:1 FAR.
COMMUNITY FACILITIES AND SERVICES
All existing Community Facilities and Services uses will be retained under the General Plan. This
use has an average development intensity of 0.5:1 FAR.
GOALS AND POLICIES
The Land Use Element's goals and policies direct future growth and development in Cypress,while
minimizing existing and potential land use conflicts. The goals and policies are designed to
encourage:
• Balanced Development with Economic Growth
• Compatible and Complementary Development
• Revitalization of Older, Obsolete Commercial and Industrial Properties
• High Quality Urban Design
LU-32 Land Use Element