LAGUNA NIGUEL GATEWAY
Gateway Specific Plan Concepts
Continued
City Council
Discussion
September 1, 2009
Agenda
 Economic Context of Land Use Planning
 Planning & Urban Design
Recommendations
 Implementing the Plan
 Traffic & Circulation Network Implications
 Next Steps
Agenda
 Economic Context of Land Use Planning
 Planning & Urban Design
Recommendations
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT A
• Mixed-Use (Residential over Retail
or office)
• Residential
• Retail (fronting Crown Valley
Parkway)
• Hotel
LAGUNA NIGUEL
GATEWAY
Conceptual Land Use
Distribution
DISTRICT A
Preferred Option
A-2
A-1
USE \ DISTRICT
Mixed-Use
(Residential over Retail)
A1 A2 A3
M
Mixed-Use
A-2
P
(Residential over Office)
Residential (Mid to
P
High Density)
A-3
P
Office
M
Retail
Hotel
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
P
P P
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
MIXED-USE BUILDINGS
• Housing above retail
• Pedestrian-orientation
THE VILLAGE STREET
• Wide sidewalks
• Amenities
LAGUNA NIGUEL
GATEWAY
Conceptual Land Use
Distribution
DISTRICT A
Option 2
A-2
A-1
USE \ DISTRICT
Mixed-Use
(Residential over Retail)
A1 A2 A3
M
Mixed-Use
P
(Residential over Office)
Residential (Mid to
P
High Density)
A-3
P
Office
M
Retail
Hotel
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
P
P P
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT B
• Mixed-Use (Residential over
Retail or Office)
• Retail
• Office
• Hotel
• Residential
Metrolink
LAGUNA NIGUEL
GATEWAY
B-1
B-2
Conceptual Land Use
Distribution
DISTRICT B
Preferred Option
USE \ DISTRICT
Mixed-Use
P
B1 B2 B3
P P
(Residential over Retail)
Mixed-Use
P P
(Residential over Office)
Residential (Mid to
B-3
P P
High Density)
Office
P
P P
Retail
P
P
Hotel
P
P P
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
Office
TOD, Mixed-Use/Hotel
Mixed-Use/Lofts
Housing
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT C
• Mixed-Use (Residential over
Office and Retail)
• Residential
• Retail
• Office
• Hotel
Metrolink
LAGUNA NIGUEL
GATEWAY
Conceptual Land Use
Distribution
DISTRICT C (north)
Preferred Option
USE \ DISTRICT
Mixed-Use
C1 C2 C3
P P
(Residential over Retail)
Mixed-Use
(Residential over Office)
Residential (Mid to
High Density)
C-1
P
P
Residential (Very High P
Density)
Office
P
C-2
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
P
P
P P
P P
Retail
Hotel
P
P
P P
LAGUNA NIGUEL
GATEWAY
Conceptual Land Use
Distribution
DISTRICT C (south)
Preferred Option
C-3
USE \ DISTRICT
Mixed-Use
C1 C2 C3
P P
(Residential over Retail)
Mixed-Use
(Residential over Office)
Residential (Mid to
High Density)
P
P
Residential (Very High P
Density)
Office
P
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
P
P
P P
P P
Retail
Hotel
P
P
P P
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
Big-Box Retail, with Liner Shops
Pedestrian-Oriented Retail
Mixed-Use Buildings
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT D
D-1
D1 D2
USE \ DISTRICT
Mixed-Use (Residential over
Retail)
D-2
Mixed-Use
(Residential over Office)
Residential (Any Density)
Office
Metrolink
Retail/Commercial
P
P
Hotel
P
P
Industrial
P
Parking Lot
P
Automotive Uses
M = Mandatory
P = Permitted
= Prohibited
P
P
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
 Respects existing parcel
boundaries &
opportunities for multiple
development projects
 Permits assembly of
multiple parcels
 Large scale parcel
assembly of sub-areas
could occur with
reconfiguration of
roadways &
improvements, subject
to Specific Plan
Amendment
Agenda
 Planning & Urban Design
Recommendations
 Implementing the Plan
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT A - PRECISE USE
DISTRICT
USE \ DISTRICT
Mixed-Use
(Residential over Retail)
A1 A2 A3
M
Mixed-Use
P
P
(Residential over Office)
Residential (Mid to
P
High Density)
Office
M
Retail
Hotel
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
P
P P
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT A - PRECISE USE
DISTRICT
Implications:
 Restrict to specified
uses
• Some existing uses
rendered
nonconforming
 Require conformance
with development
standards
• Minimum densities
• Minimum building
heights
• Build-to lines
• Parking location
• Orientation to street
• Pedestrian amenities
• Potential street
dedication
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT A - PRECISE USE
DISTRICT
Implications:
 Assures “vision” is
attained in long run;
however, development
would not occur until
precise market demand
emerges
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT B AND C FLEXIBLE LAND USE
DISTRICTS
USE \ DISTRICT
Mixed-Use
B1 B2 B3 C1 C2 C3
(Residential over Retail)
Mixed-Use
(Residential over Office)
Residential (Mid to
P P
P P
P P P
P
P P P
High Density)
Residential (Very High
P
Density)
P
P
Office
P
P P P
P P
Retail
P
P
P P
Hotel
P
P P P
P P
Industrial
Parking Lot
M = Mandatory
P = Permitted
= Prohibited
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT B AND C FLEXIBLE LAND USE
DISTRICTS
Implications:
 Allows land use
flexibility, responsive to
multiple market
demands, such that
development may occur
sooner than in precise
use district
 Land use “vision” may
never be attained
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT B AND C FLEXIBLE LAND USE
DISTRICTS
Implications:
 Requires special
development standards
to assure compatibility
of differing adjacent
uses
• Minimum parcel size
• Minimum scale of
development
• Building setbacks &
buffers
• Building orientation
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT D - NO CHANGE
DISTRICT
D1 D2
USE \ DISTRICT
Mixed-Use (Residential over
Retail)
Mixed-Use
(Residential over Office)
Residential (Any Density)
Office
Retail/Commercial
P
P
Hotel
P
P
Industrial
P
Parking Lot
P
Automotive Uses
M = Mandatory
P = Permitted
= Prohibited
P
P
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT D - NO CHANGE
DISTRICT
Implications:
 Retains current zoning
 Residential land uses
not appropriate
 Preserves portion of
Gateway area for
existing Gateway uses
that would not be
accommodated
elsewhere in Laguna
Niguel
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution
DISTRICT A - PRECISE USE
DISTRICT
DISTRICT D - NO CHANGE
DISTRICT
DISTRICT B AND C FLEXIBLE LAND USE
DISTRICT
Questions?
 Do you agree with the recommended land
uses?
 Do you agree that uses should be
restricted in selected areas to achieve
development objectives?
Agenda
 Implementing the Plan
 Traffic & Circulation Network Implications
LAGUNA NIGUEL GATEWAY
Traffic
Alternatives for
Improving Gateway Area
and Laguna Niguel Access
LAGUNA NIGUEL GATEWAY
Traffic
Access Issues
 Increasing traffic volumes
 Future volumes on Crown Valley Pkwy
 Closely-spaced intersections/signals
 No degradation from redevelopment
 Improvements need to be:
• Coordinated
• Incremental: current and long-term plans
• Provide regional benefit
LAGUNA NIGUEL GATEWAY
Traffic
Operations Management Option
 More efficient traffic handling
 No reduction in volumes
 Reduce delay and queuing
 Progressive movement
 Efficient geometric design
 Single-Point Urban Interchange at
Crown Valley Parkway and I-5
LAGUNA NIGUEL GATEWAY
Traffic
Single-Point Urban Interchange
LAGUNA NIGUEL GATEWAY
Traffic
Traffic Volume Management Option
 Divert traffic to more direct routes
 Reduce volumes on Crown Valley Pkwy
 Increase connectivity
 Connections to underutilized routes
 Provide more direct benefit for the City
 Direct access from I-5 to Paseo de Colinas
and Metrolink parking
LAGUNA NIGUEL GATEWAY
Traffic
Direct-Access Option
LAGUNA NIGUEL GATEWAY
Traffic
Direct-Access Option – North Section
LAGUNA NIGUEL GATEWAY
Traffic
Direct-Access Option – South Section
LAGUNA NIGUEL GATEWAY
Traffic
Single-Point Interchange Summary







Significant delay reduction
Efficient handling of traffic
More corridor-specific benefit
Addresses long-term corridor needs
Major design change
Large coordinated construction effort
Cost approximately $110 million
LAGUNA NIGUEL GATEWAY
Traffic
Direct-Access Option Summary







Substantial delay and V/C reduction
Reduces volumes on Crown Valley Pkwy
More City benefit
Benefits on other corridors – Avery & Cabot
Staged construction options
More manageable construction effort
Cost approximately $94 million
LAGUNA NIGUEL GATEWAY
Summary
 Congestion relief will be required regardless of
redevelopment
 Benefit the City and support future plans
 Direct-Access Option provides lower cost,
shorter timeline, stageable, initial congestion
reduction and improves circulation options
 Single-point design provides longer-range
reductions and addresses regional access
 Combined the plans provide significant local
and regional mobility enhancement
Traffic
Agenda
 Traffic & Circulation Network Implications
 Next Steps
Next Steps
• Preparation of the Draft Specific Plan
LAGUNA NIGUEL GATEWAY
Conceptual Land Use Distribution