Laserfiche WebLink
Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) <br />and Staff Resolution Modifying Parking Districts in the Surrounding Area <br />September 17, 2024 <br />Page 14 <br />Analysis <br />An analysis of the proposed Specific Plan is presented in Table 3, below and on the <br />following pages. <br />Table 3: Issues Analysis <br />Issue <br />Analysis <br />Scale and <br />The SP is intended to produce a dynamic, mixed -use village that is integrated <br />Compatibility <br />into and respects the surrounding community. The General Plan land use <br />designation of DC-5 for the site allows developments up to 25 stories tall and <br />with a floor area ratio (FAR) of 5.0. The SP proposes several buildings not to <br />exceed 25 stories with a majority between 1 and 7 stories and with a FAR of <br />2.7, which is consistent and below the maximums prescribed by the General <br />Plan. <br />The project site is surrounded by commercial and multiple -family residential <br />communities. New buildings will be limited to 8 stories in height in various <br />segments of the northern portion of the site, while more intense development <br />is allowed along the western and southern portions of the SP area adjacent to <br />existing mixed -use and commercial developments. The SP's design <br />guidelines will ensure that new projects are built to be compatible with existing <br />surrounding uses by incorporating step -backs (Sections 3.2 — Land Use Plan, <br />and 5.5.1 — Site Planning Guidelines) and other features to reduce massing, <br />while the street plans for onsite roadways will ensure sufficient buffers <br />between roadways, sidewalks, plaza areas, and buildings. <br />Density <br />The existing DC-5 General Plan land use designation permits residential <br />density at the site up to 125 dwelling units per acre. The SP proposes a <br />residential density of 91 dwelling units per acre, which is below the permissible <br />125 dwelling units per acre maximum. Typical residential densities of existing <br />multiple -family communities in the area range from 16 to 25 dwelling units per <br />acre, which is below the 91 proposed by the SP. However, the SP includes a <br />variety of development standards, design guidelines, and amenities designed <br />not only to reduce the impact of higher -density residential development, but to <br />also enhance existing community -wide amenities for existing residences <br />surrounding the site. The project will feature 13.1 acres of publicly accessible <br />open space, which will be accessible to all Santa Ana residents and <br />programmed regularly with functions to provide active and passive recreation. <br />Finally, a minimum of 200 square feet of residential open space and amenity <br />space will be required for each residential unit within the SP area, ensuring a <br />livable environment for residents. <br />Onsite Parking <br />The entire site currently contains 2,381 surface parking spaces. As part of the <br />review of the proposed SP, a parking study was prepared to evaluate the <br />proposed parking ratios detailed in Table 2 of this staff report (Exhibit 7). The <br />study, prepared by Linscott, Law ,and Greenspan Engineers (LLG), finds that <br />the proposed total 6,520 onsite parking spaces is sufficient to accommodate <br />the land uses proposed on the site. In particular, the parking study closely <br />evaluates projected residential demand and supports the proposed residential <br />parking ratios: <br />