Item 17 - Appropriation Adjustments for Bristol Improvement Project Phase 4

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3.2 Planning Area Character Development and Land Use Character Bristol Street is a straight and practically flat (average slope of 0.4 percent) urban corridor with a north -south alignment consistent with the grid pattern street system that predominates in Santa Ana. The roadway extends through a completely urbanized area which includes a mixture of commercial, residential, and public facility uses. Historically, the area was characterized by a haphazard mixture of buildings of different types and uses, physical condition, and age. The contrast between old and new was quite pronounced and contributed to a disjointed, generally unappealing character. Historically, the development character along the corridor changed in a piecemeal fashion over the years as traffic volumes on Bristol Street increased and uses along the corridor became more auto -oriented. Most of the planning area was initially developed with residential uses, and then as the community grew and development patterns changed, strip commercial and other uses began to incrementally displace the residential uses. The displacement started at the intersections and extended toward mid -block, In several locations within the area, single family residences that front on Bristol Street were converted to commercial and office uses with little or no change to the structure's exterior other than signage. In other areas, single- family homes continue to front onto the Corridor. Commercial center on Bristol Street and Santa Ana Blvd before street widening, February 2011 Within the area, there was a perceptible transition in the age of development from north to south, with age increasing as one moves south along the corridor. With the increase in age also came a corresponding deterioration in the physical condition of the properties and a decline in the general level of maintenance. Newer development within the area was scattered throughout the Corridor. However, most of it was located at the intersections with major cross streets. In addition to the discrepancies in the character and age of the structures along the Corridor, the area was also characterized by features that are fairly typical of strip development areas and which detract from the area's visual character. These features included an uncoordinated clutter of billboards and signs, overhead power lines, and inconsistent public improvement standards. In general, signage along Bristol Street was of a very low quality and indicated the presence of businesses with little or no resources, ability, interest, or need Bristol Street Corridor Specific Plan March 2018 to upgrade sign quality or character. Temporary signs added to the overall low quality of signage along portions of Bristol Street. Medical building on Bristol Street and Santa Ana Blvd before street widening, February 2011. The level of amenity provided along the corridor was generally low, with only a minimal area devoted to landscaping, street furniture, or other improvements that would contribute to the visual character of the street. Without exception, existing commercial parking lots, which comprised a significant portion of the Bristol Street frontage, were almost completely unlandscaped. Businesses in the planning area were, and continue to be, predominantly local -serving in character. Many people have been observed walking from adjacent residential areas to nearby shopping areas such as the supermarkets on the southwest corner of Bristol Street and McFadden Avenue. The majority of the commercial uses along the corridor were Page 111