Exhibit 3
Redlined Changes to the Specific Plan Document
ISSUE:
Require Class IV bike path (protected) on
Bristol, MacArthur, and Sunflower (revise
Chapter 3.0 – Development Plan and
elsewhere in SP as needed)
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3.3.5 Bristol Street Expanded Parkway
Existing Bristol Street includes a widened sidewalk and minimal curb-adjacent parkways.
There are two parkway improvement types based on location. The proposed expansion of this area would include a zone with a streetscape buffer and Class II or IV Bike Trail, and variable setback with planted areas, variable sidewalks, and street trees.
Bristol Street with Floating Bus Stop
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3.4 Circulation and Mobility
Vehicular circulation is comprised of two components: peripheral public streets and internal private roadways. The Circulation Plan provides standards and guidelines that provide for the safe and efficient movement of people and vehicles into and through the Specific Plan area, addressing light trucks and passenger vehicles, heavy trucks, public transit, and non-vehicular circulation (pedestrians and bicycles). All on-site roadways are anticipated to be constructed by phase. A Traffic Circulation Analysis (TCA) was prepared by LLG, dated June 28, 2023, and will be adopted along with the Tentative Tract Map and with recommendations noted in the TCA made a condition of approval. This report outlines required improvements.
3.4.1 Vehicular Circulation
Regional Circulation
Interstate 405 (I-405) provides regional access to the Specific Plan area via Bristol Street.
This north-south-oriented regional freeway provides regional access to Los Angeles and San Diego. State Route 55 provides additional regional access to the Specific Plan area via MacArthur Boulevard. SR 55 provides access to northern Orange County and the Inland Empire.
Local Circulation (Periphery)
The circulation components of the plan include the following (see Figure 3-7, Circulation Plan and Figures 3-9 through 3-17, Cross Sections).
A. South Bristol Street (Public)
Bristol Street forms the Specific Plan area’s eastern edge. Bristol Street is a paved, six lane public roadway with raised landscaped medians. It is classified as a Major Arterial in the Santa Ana General Plan, defined as a street with six travel lanes and a center median with a 120-140-foot right-of-way, 104-124-foot paved width and 14-foot median. Presently there are pedestrian sidewalks, streetlights, bulb-outs for public transit stops, and Class II bike lanes in both directions in the vicinity of the Specific Plan area. The intersections with Sunflower, Callens Common, and MacArthur Boulevard are signalized. Three bus stops are present along the frontage of the Specific Plan area, one of which includes a shelter.
Improvements for Bristol Street public right-of-way include the following:
Widened parkway, street trees, and planted setback areas New curb cuts for ingress/egress to/from Bristol Street Right-of-way dedication and vacation for removal of deceleration lanes, and bikeway and bus stop improvements
Median modifications
Driveway deviation for truck access
Signalization of the driveway between Callens Commons and Sunflower, and Installation of a Class II or IV bike lane per the City mobility element.
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R e l a t e d B r i s t o l S p e c i f i c P l a n A d o p t e d O c t o b e r 2 0 2 4 B. West MacArthur Boulevard (Public)
West MacArthur Boulevard forms the Specific Plan area’s northern edge. MacArthur Boulevard is a paved, six lane roadway with both raised landscaped medians and striped medians. It is classified as a Major Arterial in the Santa Ana General Plan, defined as a street with six travel lanes and a center median with a 104-118-foot right-of-way, 88-102- foot paved width and 14-foot median.
Presently, there are pedestrian sidewalks, streetlights, and public transit stops (no pull- outs). One bus stop is present along the frontage of the Specific Plan area. The intersections at Bristol Street and Plaza Drive are signalized.
Improvements for MacArthur Boulevard include the following:
Addition of an intersection for a new north/south local neighborhood street (Bristol Paseo)
Curb cut at the intersection of the residential shared street Right-of-way dedication and vacation for removal of a deceleration lane and bikeway and bus stop improvements
Installation of a Class II or IV bike lane per the City mobility element Construction of new landscaped median between Plaza Drive and Bristol Street Planted setback areas and street trees
C. Plaza Drive (Public)
Plaza Drive is a paved, four lane roadway with raised landscaped medians designated as a Local Street in the City of Santa Ana General Plan, defined as a street with two travel lanes serving residences and businesses. Typically, these streets include pedestrian sidewalks and on-street parking. Presently there are sidewalks, streetlights, curb, and gutters along the roadway in both directions. Speed Limit is 25 mph. No on-street street parking is allowed. Plaza Drive provides access to the Project site and nearby multi-family land uses. The intersections of Sunflower Avenue and MacArthur Boulevard are signalized, and the intersection with Callens Common is stop controlled.
Improvements for Plaza Drive on the Specific Plan frontage include the following:
New curb cuts for ingress/egress
Signalization of Callens Commons and Plaza Drive
Planted setback areas, new sidewalks, and street trees D. Sunflower Avenue (Public)
Sunflower Avenue is a paved, six lane roadway that has a jurisdictional boundary near the centerline, with Santa Ana on the north, and Costa Mesa on the south. The roadway includes raised landscaped medians on the City of Costa Mesa portion of the roadway.
The street is designated as a Major Arterial in the Costa Mesa General Plan, defined as a
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R e l a t e d B r i s t o l S p e c i f i c P l a n A d o p t e d O c t o b e r 2 0 2 4 six-lane divided (raised or painted median) roadway, with a 120-foot right of way, 104- foot curb-to-curb, 4-foot median and 8-foot sidewalk.
Presently, westbound lanes include three travel lanes, one public transit stop (no dedicated pull-outs), pedestrian sidewalks, streetlights, and mature landscaping.
Eastbound lanes include three travel lanes with streetlights. No sidewalk or transit facilities are located along eastbound lanes. Both directions contain a left turn pocket lane for access to South Coast Plaza or Metro Town Center. One bus stop and shelter is present along the frontage of the Specific Plan area. The intersections with Bristol Street and Plaza Drive are signalized.
Improvements for Sunflower Avenue include the following:
Potential median modification and/or signalization of the proposed Bristol Paseo driveway, subject to improvements/realignment of South Coast Plaza driveway Right-of-way dedication and vacation for removal of deceleration lanes and bikeway and bus stop improvements
Installation of a Class II or IV bike lane per the City mobility element E. Callens Common (Private)
Callens Common roughly bisects the Specific Plan area designated as a Local Street in the City of Santa Ana General Plan, defined as a street with two travel lanes serving residences and businesses. Typically, these streets include pedestrian sidewalks and on- street parking. Presently, Callens Common is a paved four-lane road with no medians. Its intersection with Bristol is signalized. There are presently no pedestrian sidewalks, streetlights, or transit stops. This roadway primarily serves as an internal access road within the Metro Town Square. No on-street parking is allowed.
Improvements for Callens Common include the following:
Expanded parkway improvements with street trees and improved sidewalk conditions
Greenlink pedestrian crossing
Reduction of travel lanes to a two-lane street between Plaza Drive and the Bristol Paseo to allow for on-street parking
Drop-off and loading areas
Addition of a six- to eight-foot wide sidewalk on both sides of the roadway Signalization of Callens Commons and Plaza Drive
3.4.2 Local Circulation (Internal)
The planned circulation internal to the Specific Plan area is designed to be highly pedestrian oriented and utilizes several roadway typologies. All internal roadways will be constructed as private roadways. Realignment or elimination of secondary entryways and reconfiguration of portions of the internal circulation system may occur as part of individual development projects.
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R e l a t e d B r i s t o l S p e c i f i c P l a n A d o p t e d O c t o b e r 2 0 2 4 Bristol Street Existing Condition
Residential Shared Roadways. Designed to create a
sense of community and prioritize pedestrians,
these private roadways provide access to
residential uses on site and connect residents to the
Village Center and primary streets. Narrow lanes
will promote slower traffic, on-street parking will be
short-term, and these roadways may incorporate
flexible design elements to support potential short-
term closure for neighborhood events.
See Figure 3-6, Roadway Typologies below for location for these private roadways.
C. Programmable Roadways
Several of the private roadways within the Specific Plan area, Bristol Paseo (the primary north/south roadway), the looped road ringing Bristol Green and Bristol Plaza areas, and the Shared Roadways will be “Programmable”. These roadways, or portions thereof, will be designed with technologies such as retractable hydraulic bollards to enable them to be closed off for special pedestrian events such as farmers’ markets, seasonal festivals, music events, etc. As such, these roadways have been included as part of common open space acreage within the Specific Plan.
3.4.3 Pedestrian and Bicycle Mobility
Pedestrian mobility is currently provided via existing sidewalks located along MacArthur Boulevard, Bristol Street, Sunflower Avenue and Plaza Drive. Crosswalks are provided at all signalized intersections adjacent to the Project site and will also be provided at potential traffic signals on Bristol Street and Plaza Drive. The Project plans to reconstruct this pedestrian infrastructure.
Bicycle mobility is currently provided via Class II bike lanes located along Bristol Street.
Proposed Bristol Street improvements
include potentially upgrading the
southbound bike lane to a Class IV bike
lane, which includes a planted buffer
separation between vehicular and bicycle
circulation (refer to cross sections). Bicycle
racks will be provided in conjunction with
commercial, office, and residential
Implementing Projects. Proposed
MacArthur Boulevard and Sunflower
Avenue improvements also include
potential construction of a Class IV
protected bike lane. A Class II lane is also
an acceptable option for both roadways.
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R e l a t e d B r i s t o l S p e c i f i c P l a n A d o p t e d O c t o b e r 2 0 2 4 Figure 3-9 Road Section Key Map
NOTE WAS REMOVED
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Note: on the following cross sections, on-street bike lanes are shown as Class IV for illustration. Bike lanes in final plans may consist of Class II or Class IV lanes with no Specific Plan amendment required.
ISSUE
Require private security officers to be on site 24 hours per day, 7 days per week, and to routinely patrol the site (revise Section 4.1.6(A)).
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4.1.6 Performance Standards
A. Security
Residential units shall be designed to ensure the security of residents through the provision of secured entrances and exits that are separate from the non-residential uses and are directly accessible to parking areas. Non-residential and residential uses shall not have common entrance hallways or common balconies. These separations shall be shown on the development plan and the separations shall be permanently maintained.
To enhance onsite security, private security officers will be onsite 24 hours a day, seven days a week, and shall routinely patrol the Specific Plan area in all residential, non- residential, and open space areas, including vacant and under-construction portions.
The private security officers will be funded at the developer and owners’ full expense.
B. Noise
Residential portions of the project shall comply with the City’s Noise Ordinance, which may include design to limit the interior noise caused by the commercial and parking portions of the project or arterial roadway adjacency, to a maximum of forty-five (45) db in any habitable room with windows closed, to meet City noise standards. Proper design may include, but shall not be limited to, building orientation, sound-rated windows, wall and ceiling insulation, and orientation and insulation of vents. Where it is necessary that windows be closed in order to achieve the required level, means shall be provided for ventilation/cooling to provide a habitable environment.
C. Maintenance
All properties within the Specific Plan area shall be kept and maintained in a clean, neat, orderly, operable and usable condition. This requirement applies to buildings, paving, fences, walls, landscaping, water, earth and any other structure or feature on the site.
D. Refuse Collection
Bins for recycling and any other refuse mandated by the State of California shall be provided for all uses in trash enclosures.
Outdoor refuse collection areas shall be visually screened from adjacent streets, roadways, plazas, freeways and adjacent property through use of an opaque screen (wall or fence).
Where feasible, areas to handle refuse shall be integrated into parking structures.
Such areas shall be enclosed with a durable material, with doors. As appropriate, chutes shall be provided to allow refuse from upper floors to be collected. Restaurants shall recycle organics in accordance with State law and City Ordinance.
4.2 Permitted Uses by District
This section identifies the permitted, conditional, temporary uses within the Specific Plan area. The Conceptual Land Use Plan identified in Figure 3-2, Conceptual Land Use provides a visual representation of the desired location of various potential uses for evaluation by the City during review of development proposals. Permitted uses are those uses set forth in Table 4-1. Accessory Uses as defined herein are also permitted. Land uses ISSUE
Require a CUP for alcohol sales, both on-
(restaurants) and off- (stores) site sales (revise
Chapter 4.0 – Development Regulations, Table 4-1).
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TABLE 4-1
PERMITTED USES
USE TYPE MU/RES
NORTH
MU/VILLAGE
CORE
NOTES
Continuum of Care P 2 P Including senior living
(inclusive of independent
living, assisted living,
memory care).
Day Care/Child Care P P Per SAMC
Commercial Uses
Drive through lanes X X
Commercial/retail P P Including but not limited
to indoor and outdoor
sales, department stores,
service commercial such
as appliance stores,
bakeries, bookstores,
food/grocery stores (retail
market), pet stores etc.
Commercial Recreation CUP P
Hospitality P 3 P Including executive suites,
guest suites, long-term/
extended stay, with
commercial, day spa, and
food/ alcohol service
incidental to the hotel use.
Rooftop amenities,
including dining, are
permitted.4
Office uses. Professional, administrative,
and business offices providing personal
and professional services
P P Including architects/
engineers, and similar
uses.
Medical office P P Including surgical centers,
urgent care, dentists,
optometrists and similar
Service Uses
Alcohol sales for on-site or off-site
consumption;
--Associated with bona fide food
service/restaurant
--Off-site or Bar (public premises)
LUCCUP
CUP
LUCCUP
CUP
Public premises is as
defined by ABC License
type 42 or 48.
22 Senior continuum of care uses in the Northern District are only permitted in Blocks 3, 7, 9, and 10. 3 Hotel uses in the Northern District are limited to blocks with Bristol or Callens Common frontage only, with the exception of Block 8.
4 Where a rooftop amenity requires a restroom to be provided, the restroom may exceed the maximum height.
ISSUE
Increase residential bicycle parking from minimum 4 spaces per building to minimum 10 locker spaces in each multifamily building, which may be in garages, and for other use types to have bicycle parking either on primary frontage or in open space areas (revise Chapter 4.0 – Development Regulations, Section 4.4(J)).
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technologies and management strategies if parking demand begins to near or exceed supply.
D. In the event that parking characteristics evolve due to new technologies or changes in parking demand, modified parking standards may be proposed based upon a parking demand analysis and/or actual field studies/parking surveys of similar facilities, to be reviewed and approved by the City’s Executive Director of Planning and Building as part of Development Project Review (DPR) review. See the parking study and preliminary parking management plan in Appendix C of this document.
E. New technologies such as parking lifts or automated parking are permitted, subject to review as part of Development Project Review (DPR) and shall not require an amendment to the Specific Plan.
F. In a mixed-use building where ancillary service or small-scale food service commercial uses are a small component of the project (less than or equal to 2,000 square feet), the commercial component does not require parking. Commercial uses in excess of 2,000 square feet shall be parked per the ratios in Table 4-4 , Parking Standards.
G. Because of ongoing changes to the code and technologies, Electric Vehicle (EV) charging stations shall be governed by Title 24 requirements at the time of permit issuance rather than a specified standard in this Specific Plan.
H. Accessible parking and loading requirements shall be governed by SAMC Section 41-1306 or State law. The required amount of accessible parking must be maintained during construction activities which displace existing spaces.
I. Motorcycle parking to be provided per the requirements of Section 41 of the SAMC.
J. Bicycle shall be provided based on use type and shall be located on the primary frontage of each building or in common open spaces. Bike lockers, where provided, may also be located within parking structures. a. Residential Uses: a minimum of four 10 bicycle locker spaces per multifamily residential building (which may be located within garages).s b. Retail/Commercial: bicycle spaces at a rate of 5% of the required parking, to be located either on the primary frontage or in open space areas.
K. Tandem parking, defined as two parking spaces arranged one behind the other, is permitted for all uses where the parking is provided, subject to a parking management plan or valet parking program.
L. Parking stall dimensions and operations/maintenance shall be as provided in the SAMC except as provided below.
Standard Stalls: 8.5’ x 18’
ISSUE
Specify that “iconic” architecture is required for all
new buildings. Modify Chapter 5.0 – Design
Guidelines, Section 5.6.1 to state “New development
within the planning area will shall be defined by
innovative, creative, highquality iconic architecture,
no matter the architectural style.”
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The site entry driveway location should be coordinated with existing or planned median openings when possible. Driveways should also line up with driveways on the opposite side of the public roadway when accessible through a median opening.
Internal streets should efficiently facilitate movement of vehicles from external streets to parking structures and lots.
To ensure visibility for vehicles entering and existing the site, unobstructed site lines at corners and mid-block should be provided. Visual obstructions at entrances and exits are prohibited within a 15 ft. diagonal cut-off (triangular area). The location of above grade utilities within these areas should be avoided where possible.
Elements such as striping, differentiation of paving materials (i.e. cobbles, bricks), bulb outs, and other traffic calming measures should be implemented where feasible.
Site circulation should allow for and facilitate emergency access to the site and all buildings.
Loading zones may be provided on-street or within the buildings. On-street loading zones may be shared between adjacent buildings.
5.6 Architecture and Building Design
5.6.1 Architectural Character
New development within the planning area will shall be defined by innovative, creative, high-quality, iconic architecture, no matter the architectural style. Architectural components and details are the most visible components of a project and are often what creates a lasting first impression for visitors. New development should not be constrained to duplicating existing on-site architectural styles as aesthetic qualities, trends, and materials are constantly updating and changing. However, buildings and structures in the Specific Plan area must be unified through consistency in massing, articulation, building styles, and architectural themes. Improvements to the public realm, such as landscaping, hardscaping and pavement, street lighting, and street furniture, will be of a consistent style within the Specific Plan area, further unifying the architectural character of buildings and structures.
Development within the Specific Plan area should ensure that the appearance of on-site structures do not become dated and the area remains an example of high-quality architecture within Santa Ana.
Buildings should emphasize a clear architectural style, properly articulated and detailed for that style.
Architectural elements should serve to activate on-site open space components to create a cohesive space.
ISSUE
Require screening (“shall” instead of “may”) on any blank garage or building walls, for architectural enhancement (revise Chapter 5.0 – Design Guidelines, Section 5.7.2(A)).
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Design of exterior elevations may be unique in style, character, and architectural elements. Proposed architectural elements should not be in stark contrast to those of adjacent structures.
Creative exterior design solutions are encouraged to constrain visibility of cars within structured parking from the public realm. This may include open-air or screening approaches, such as exterior-colored panels or supergraphics attached to the surface of the structure. Large, permanent banners and temporary wraps are prohibited.
The use of a trellis, green screen, mural, dynamic building texture, or other buffering element is encouragedshall be used where blank walls occur on the parking structure.
All appurtenances (i.e., transformers, ventilation shafts, etc.) shall be screened from public view.
Activities such as shops, offices, or other commercial space should be incorporated along the ground level of the parking structure, where appropriate.
B. Interior
Parking structures should utilize modern technology to increase ease of use and wayfinding, including methods such as colored stall markers and signs displaying the number of spaces available per floor.
Parking structures and lots for commercial and hotel uses shall incorporate smart parking technology, including wayfinding signage, indicators for spaces available, and other means to make maximum use of parking areas. Stairwells should be designed to match the architectural style of the overall structure or designed as architectural features. Creative methods of blending stairwells, whether internal or external to the building, are encouraged provided signage clearly indicates the location of stairwells.
Interior walls and ceilings should be painted a light color to improve illumination. Interiors shall provide illumination.
Internal pedestrian circulation should be designed to minimize conflict areas between pedestrians and automobiles and provide open view corridors for pedestrians.
C. Landscaping and Amenities
Landscaping, including large dense trees, should be used to visually screen parking structures when adjacent to roadways and pedestrian walkways where landscaped areas exist to adequately accommodate the plant material. Landscaping and amenity spaces may be placed on top of a parking structure or integrated into the structure using creative methods provided they are physically separated from parking areas for safety.
ISSUE
Specify the approved truck hauling route, per staff
recommendations to be in Chapter 6.0 – Implementation.
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An application for land use conversion will be reviewed by the Planning Commission subsequent to the related Development Project Review (DPR) application and subject to substantial conformance with relevant development standards.
TABLE 6-2
LAND USE EQUIVALENCY
6.2.9 Truck Routes During Construction
A. Travel Restrictions: Trucks can only use truck routes designated in the General Plan Mobility Element that are located directly along the project site to travel to and away from the site. A truck route for each of the implementing projects within the three major construction phases of the project as identified in the Specific Plan shall be submitted for review and final approval by the Executive Director of the Public Works Agency. In reviewing and approving the final truck route, the Director shall prioritize minimizing noise impacts to nearby residential uses existing as of the adoption date of this Specific Plan and the safety of the traveling public.
B. Direct Path Requirement: Trucks must take the shortest and most direct route to and away from the site to nearest freeway on- and off-ramps.
Residential (DU)Senior Living (DU/Beds)Hotel (Rooms)Office (1000 SF)Retail (1000 SF)Residential (DU)-- 1.746 0.568 0.419 0.123Senior Living (DU/Beds)0.573 -- 0.325 0.240 0.070Hotel (Rooms)1.760 3.073 -- 0.737 0.216Office (1000 SF)2.388 4.169 1.357 -- 0.293Retail (1000 SF)8.152 14.235 4.632 3.414 --Residential (DU)Senior Living (DU/Beds)Hotel (Rooms)Office (1000 SF)Retail (1000 SF)Residential (DU)100 -- 174.615 56.821 41.882 12.267Senior Living (DU/Beds)100 57.269 -- 32.541 23.985 7.025Hotel (Rooms)100 175.991 307.308 -- 73.708 21.589Office (1000 SF)100 238.767 416.923 135.670 -- 29.289Retail (1000 SF)100 815.198 1423.462 463.204 341.421 --From These Land Use Types:Land Use (Unit)Quantity to Convert FromLand Use EquivalenciesTABLE 6-2 LAND USE EQUIVALENCYLand Use (Unit)Equivalency Ratios to Convert to these Land Use Types
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R e l a t e d B r i s t o l S p e c i f i c P l a n A d o p t e d O c t o b e r 2 0 2 4 C. Residential Proximity Limits: Trucks are prohibited from using those routes to travel to and away from the site if there are residential uses existing as of the adoption date of this Specific Plan that are fronting the street or are located within 300 feet of the street.
D. Noise Restrictions: All noise sources associated with construction and truck hauling activities shall not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday.
E. Site Posting & Notification Requirements: Applicant shall notify in writing to all contractors requiring compliance with the above restrictions and shall post the name and 24-hour contact phone number for reporting of issues consistent with the requirements of Section 6.2.10(5) of the Specific Plan. An advance notice providing the 24-hour contact information for this site shall be mailed to all tenants and property owner within a 1,000-foot radius at least 30 days prior to the start of each of the three major construction phases of the project as identified in the Specific Plan.
6.2.96.2.10 Maintenance and Ownership
Maintenance of private parking area aisles, parking area circulation, and common landscape areas will be the responsibility of a commercial or business association (or other private mechanism) to be formed within the Specific Plan area. Detailed Covenants, Conditions and Restrictions (CC&Rs) and/or Reciprocal Easement Agreements (REAs) will outline maintenance areas and establish obligations for ongoing maintenance and operations. The private maintenance association(s) shall be responsible for private driveways, parking, open space areas, programming within open space areas, common area signage, landscaping, irrigation, common areas, on-site domestic water, sanitary sewers, storm drains, water quality features (BMPs), and other responsibilities as necessary. Generally, facilities dedicated to public agencies will be maintained by that agency, while private facilities will be maintained by property owners or a maintenance district. Table 6-3, Financing, Ownership, and Maintenance outlines the anticipated program.
6.2.106.2.11 Vacant Lots, Construction, and Ongoing Maintenance All portions of the Specific Plan area are subject to the following operational standards:
1. Any portions of the Specific Plan area under active construction, including demolition, grading and excavation, and above-ground building activities, shall be maintained in a visually attractive manner with the following criteria, including:
a. Fencing. The owner, beneficiary or trustee shall cause to be installed a minimum six foot (6') high chain-link fence adjacent to the property boundaries, or other alternative fencing acceptable to the chief building official or code enforcement manager that is adequate to protect the public health, and welfare, unless the city officials determine that the installation of such fencing will be detrimental to the public safety and welfare.