Figure 3-6a depicts the existing right-of-way configuration including a class III bike lane. Figure 3-6b lays out the proposed condition at full buildout of this Specific Plan. Improvements include a new class IV bikeway, landscape buffers, and continuation of the sidewalk.
Plaza Drive
Plaza Drive is a local street that provides north-south access. The right-of-way bisects the Village. The southern end of Plaza Drive terminates at Sunflower Avenue, where it becomes an entryway to South Coast Plaza.
Plaza Drive has an existing curb-to-curb width of 64 feet with four travel lanes, as shown on Figure 3-7a. With the development of the Village, Plaza Drive is planned to have an expanded curb-to-curb width of 80 feet. The proposed cross-section maintains four lanes of traffic and adds a loading zone in the expanded right-of-way. New curb- adjacent landscape buffers are also proposed. Figure 3-7b provides the proposed cross-sections and enhancements for Plaza Drive.
Bear Street
Bear Street runs north-south, providing access to the western part of the Village and offering direct access to SR-73. In addition, the City has designated Bear Street a Secondary Arterial. The Village is along the east side of the roadway, which is under the jurisdiction of the City of Santa Ana. The western side falls within the boundary of the City of Costa Mesa.
The right-of-way from the Village property line is 50 feet to the City limit, as depicted on Figure 3-8a. Bear Street will maintain the same curb-to-curb width, travel lanes, and left-turn pockets when the Village is built. However , the Village will upgrade bicycle facilities to a class I bike path consistent with the General Plan, as shown on Figure 3-8b.
Chapter Three: Development Plan | Page 49
Source: LLG, RIOS
Figure 3-8a: Bear Street Existing Cross-Section
Figure 3-8b: Bear Street Proposed Cross-Section
MEDIAN
Figure 3-13: Proposed Loading Zones
Commercial Loading
Passenger Loading
Commercial/Passenger Loading
LEGEND
Open Space
Site Boundary
Source: LLG, Gensler
Note: Conceptual site plan for illustrative purposes, subject to change through the Development Project Plan Approval process.
Chapter Three: Development Plan | Page 59
Figure 3-16: Conceptual Bicycle Network
Source: LLG, PlaceWorks
Proposed New Class IV Cycle Track
Proposed Bicycle Parking
Open Space
Site Boundary
LEGEND
B
B
B
B
Note: Conceptual site plan for illustrative purposes, subject to change through the Development Project Plan Approval process.
Table 4-1 Permitted Uses
Uses
Permit T ype
P = Permitted by Right
LUC = Land Use Certificate
CUP=Conditional Use
Permit
Notes/Reference
Residential
Live-work units P
Multifamily apartments or
condominiums P
Either a stand-alone residential building
or in conjunction with commercial
development. Allows for leasing office or
property management office, recreation
facilities, and other indoor/outdoor
common areas.
Home occupations P Pursuant to SAMC
Senior housing P
Age restricted, independent living.
Subject to Section 4.2.4, Senior Housing
and Care Facilities.
Commercial/Retail/Office
Adult day care facilities P See SAMC for additional regulations.
Alcohol sales (on-site or off-site
consumption) P*/ CUP Includes wine tasting, cocktail lounges, bars, and similar uses. See Appendix F .
Animal grooming and day-boarding P
Art galleries, art studio, and
photography studios P
Brewery / Distillery P*/ CUP On-site production and sales. See Appendix F .
Childcare facilities P
Club/ community assembly facilities CUP See SAMC for additional regulations.
Congregate care P Subject to Section 4.2.4.
Continuum of care P Subject to Section 4.2.4.
Convalescent facility P Subject to Section 4.2.4.
Experiential museum and science
centers P*
Gymnasiums, fitness, and health
clubs P
Hotel CUP*
Includes extended stay, executive
suites, and guest suites. Commercial,
day spa, and food/alcohol service are
permitted incidental to the hotel use.
Rooftop amenities, including dining are
also permitted.
Signage Program Review and
Approval
As specified in Chapter 4, Section 4.4,
Signage, of this Plan exterior signs, including
monument signs, commercial signage, and
residential signs, as well as those for common
areas such as parks, plazas, and wayfinding,
shall comply with the provisions of a detailed
Master Sign Program. The Master Sign
Program shall be developed at the time of
the DPR for each phase. Phases are defined
by the Conceptual Phasing Plan provided in
Section 6.3.10, below.
These Master Signage Programs shall be
approved in one of two ways:
1. If a submitted Master Signage Program is
in substantial conformance with the signage
guidelines in Section 4.4, the Master Signage
Program shall be reviewed and approved
administratively, concurrent with the first
DPR for that phase.
2. If a Master Signage Program has elements
that are not found to be in substantial
conformance with the Plan’s signage design
guidelines, the Master Signage Program for
that phase shall be approved by the Executive
Director of the Planning and Building Agency.
Special Event Approval
Chapter 4, Development Standards, Table
4-1, Permitted Uses, and Section 4.2.2,
Special Events and T emporary Uses contain
information that regulate special events for
the Village.
6.3.4 Minor Modifications
(Substantial Conformance)
The Plan includes a minor modification
process to grant minor relief from
development standards (regulations). The
Planning and Building Agency Executive
Director or his/her designee shall have the
authority to approve minor modifications
to a development application as defined
herein through a finding of Substantial
Conformance. Minor modifications may
include:
» Adjustments to development regulations
by no more than 10 percent (including
parking).
» Adjustments to allowable projections
and encroachments if consistent with
the uniform building code.
» Modifications necessary to comply with
final Conditions of Approval or mitigation
measures when adopted under
subsequent action.
» Addition of information to the Plan
(text or map changes) for purposes of
clarification provided that the additions
do not change the intent of the plan or
regulations.
» Adjustments to the alignment, location,
and sizing of utilities and facilities, or a
change in utility and/or service provider ,
as approved by the Executive Director of
the Public Works Agency.
» Final adjustments to the Circulation
Plan, including roadway alignment, bike
lane classifications, sizing, traffic control
techniques, and access locations, as
approved by the Executive Director of
the Public Works Agency.
» Minor changes to the architectural or
landscape design guidelines.
» Adjustments to the Vesting T entative
Tract Map (VTTM) so long as the final
A Fiscal Impact Analysis has been prepared
to analyze implementation of the Village as
part of the approval process for the Plan. The
study, prepared by Kosmont, is attached can
be found in Appendix C, Market, Fiscal, and
Economic Analysis.
6.3.12 Financing and Funding
Public and private financing mechanisms are
expected to fund the buildout of the project
over time.
6.3.13 Affordable Housing
Applications for residences in Village
will comply with the Affordable Housing
Opportunity and Creation Ordinance, NS-
3019, per the Development Agreement.
6.3.14 Fiscal Impact Study
As required in the General Plan, a Fiscal
Impact Study has been conducted to assess
the net fiscal impacts associated with the
Village. The results of the study are included
in Appendix C.
6.3.15 Other Agency
Coordination
Airport Land Use Commission and Federal
Aviation Administration
The Developer will coordinate with the City
and Airport Land Use Commission and
Federal Aviation Administration (FAA), as
well as other applicable regulatory agencies
regarding approval and implementation of
this Plan.
Compliance with the federal Migratory Bird
Treaty Act and California Fish and Game
Code Section 3503
If construction occurs during the nesting
bird season, the Developer will perform
clearance surveys to maintain compliance
with the federal Migratory Bird Treaty Act
of 1918 (MBT A) and the California Fish and
Game Code Section 3503 prior to any ground
disturbance or vegetation removal activities.
6.3.16 Installation of Traffic
Signals on Bear Street
As shown in Chapter 3, Figure 3-5, the Village
proposes two traffic signals and related
crosswalks along Bear Street: one at the
intersection of Bear Street and Wakeham
Place and the second at the intersection
of Bear Street and the Village’s Central
Connector Road.
6.3.16.a. Timing. The improvements
described in Section 6.3.16 shall be
completed within 24 months of the effective
date of the Specific Plan’s approving
ordinance.
6.3.16.b. Minor Modifications. In
accordance with Table 6-1 Review Authority
and Section 6.3.4 Minor Modifications
(Substantial Conformance), the Executive
Director of the Public Works Agency is
enabled to modify the timing of installation
and completion of the traffic signal at Bear
Street and the Village’s Central Connector
Road to account for adjustments to
the Circulation Plan, including roadway
alignment, sizing, traffic control techniques,
and access locations.