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Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) <br />and Staff Resolution Modifying Parking Districts in the Surrounding Area <br />October 1, 2024 <br />Page 14 <br />medical -related uses. The site includes three (3) multi -story buildings and 11 one-story <br />buildings with single and multiple tenants. All parking is currently provided in 2,381 <br />surface parking spaces in areas located throughout the project site. In prior years, the <br />Planning Commission approved Variance Nos. 2000-02 and 2011-08, allowing for 12.8 <br />and 12.0-percent reductions in onsite parking, respectively. The variances were <br />approved to facilitate construction of a health club (currently operating as LA Fitness) <br />and a new retail/restaurant building at the southeast corner of the project site. <br />The existing commercial development on site known as the Bristol Center has <br />undergone several renovations since its construction. In the early 1900s, the site was <br />used for farming of sugar beets and lima beans. Following construction of South Coast <br />Plaza in the late 1960s, additional commercial, multiple -family residential, hospitality, <br />and community uses followed in the South Coast Metro area. The Project site was <br />developed into a shopping center in the 1970s and it has remained in commercial use <br />since that time. All commercial leases on the project site are set to expire in 2025. <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 />