Item 17 - Appropriation Adjustments for Bristol Improvement Project Phase 4

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Bristol Street Corridor Specific Plan March 2018 Nodes, Links, and Destination Points The design concept calls for the Plan to define and differentiate areas along the corridor in order to mitigate its haphazard, disordered appearance. By dividing the planning area into a series of distinct nodes, links, and destination points, the Plan will retain the corridor's variety of uses while adding definition and order to the overall development pattern. Identifiable nodes within the planning area generally correspond to concentrations of commercial development and occur at the major east -west cross streets. The nodes can be divided into two broad categories relating to size and market area served. The smaller, more local -serving areas are designated as Neighborhood Activity (NA) nodes. The main community -serving area is designated as the Community Activity (CA) node (Figure 5-3). The Community Activity Node is located in the area from First Street north to Civic Center Drive. This area is envisioned as a strong "town center" with intense commercial development that stretches east -west as well as north -south and is characterized by a commercial pedestrian promenade along either side of Bristol Street, Four Neighborhood Activity Nodes have been identified in the area. The two larger nodes are located at the Warner Avenue/Bristol Street intersection and at the 17th Street/Bristol Street intersection. Two smaller nodes are located at the Edinger Avenue and McFadden Avenue intersections with Bristol Street. The Warner Avenue node Page 140 consists of existing commercial development on three corners, with the fourth corner designated for park with commercial as an option. The 17th Street node consists of the Bristol Marketplace, Santa Ana College, and existing commercial uses opposite the Bristol Marketplace. Redeveloped commercial is proposed along Bristol opposite the college. Whereas the two larger nodes tend to anchor either end of the planning area, the two smaller nodes at McFadden and Edinger Avenue are located in the middle of the corridor closer together. At Edinger Avenue, existing commercial and Mater Dei High School occupy the southern quadrants of the intersection, while redeveloped commercial uses are designated for the west side of Bristol Street north of Edinger Avenue, and park area is designated along the east side of Bristol Street. At McFadden Avenue, existing commercial development will continue to occupy the southwest quadrant while new development will occur on the two east -side quadrants. The northwest quadrant of this intersection is designated for park or school use with an option for commercial use. Links refer to the connections between nodes or major activity centers. The plan concept is for commercial activity nodes to be separated by street sections characterized by less active, non -retail uses and by more intensive landscape treatments. The links in the Plan generally belong in one of two categories, "landscaped parkway" or "landscaped professional." The landscaped parkway links are those street sections where all or most of the acquired land along the Bristol Street frontage will be developed as landscaped open space. The following links represent this characteristic: Warner Avenue to Edinger Avenue, Cubbon Street to Myrtle Street, Civic Center Drive to Washington Avenue, and 171h Street to the Santiago Creek. The landscaped professional links are those Corridor sections where non -retail uses are designated along the Corridor. These areas will have special landscape requirements, however, to ensure a consistent green spine between nodes. In some cases, the professional links will only have new development on one side of the corridor with parkway on the other. The landscaped professional links include the sections of Bristol Street between McFadden Avenue & Edinger Avenue and McFadden Avenue & 1" Street. Figure 5-4 shows a conceptual layout of structures, parking, sidewalks, and sound walls along the length of the Bristol Street planning area.