Item 17 - Appropriation Adjustments for Bristol Improvement Project Phase 4

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Chapter 5 The Development Plan 5.1 Plan Overview The plan for Bristol Street facilitates optimum use of the assembled parcels for development while mitigating adverse circulation and environmental impacts resulting from the street widening project. The principal criteria used in determining the land's optimum use were parcel configuration and surrounding land uses. In general, where the assembled land did not provide adequate width or depth for standard commercial, office or residential prototypes, the use was adjudicated to open space, or park. Conversely, where the parcel dimensions were adequate for development, commercial uses were considered in a manner consistent with the General Plan and with sensitivity to the scale and character of the adjacent neighborhoods. Because the corridor exhibits the variety of land uses, development intensities, building prototypes, multiple neighborhood characters and will be divided into commercial and open space zones, a principal purpose of the plan is to treat the street as a binding agent that can unify the corridor into a coherent whole. Attention has therefore been focused on the street's landscape treatment, particularly on the selection and rhythm of trees which can impart a strong, unifying image. Proposed Land Uses In general, the distribution of land uses responds to the City's General Plan intent to concentrate commercial uses at major intersections, leaving the section of the Corridor between Bristol Street Corridor Specific Plan March 2018 these nodes for less intensive uses like office, residential or open space. There are four proposed land uses: Commercial, corresponding to the City's C-5 (Arterial Commercial Zoning District); Office, or P (Professional Zoning District); Residential, or R-1 (Single -Family Residential Zoning District), R-2 (Two - Family Residential Zoning District), & R-3 (Multiple -Family Residential Zoning District); and Park, or 0 (Open Space Zoning District). One overlay use is proposed: a C-5 overlay on select park areas. The commercial overlay zone is proposed as a means to permit certain commercial uses on parcels with configurations that are considered marginal for parking and/or building footprints. While on these parcels, a park use is considered most appropriate, commercial development should be permitted as long as they meet zoning regulations and Specific Plan guidelines. Figure 5-1 shows the proposed land uses for the planning area. Use Distribution Table 5-1 Parcel Inventory, summarizes the net change in use from what is existing to what is proposed. The specific use by parcel was determined following a series of consultations with the City Planning and Public Works Divisions. Page 119