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HomeMy WebLinkAboutPresentation - #22Slide 1 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Related Bristol Specific Plan Entitlements & Development Agreement Slide 2 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Related Bristol Specific Plan Entitlements and Development Agreement •Applications: Amendment Application (Zone Change) No. 2023-03, Development Agreement No. 2023-02, and TM No. 2023-01 •Address & Council Ward: 41-acre site generally located at 3600 South Bristol Street –Ward 4 •Description: Establishment and construction of a new mixed-use urban village within the South Bristol Street General Plan Focus Area Slide 3 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Presentation Overview 1.Project Discussion •Background & Site Description •Specific Plan Overview •Community Engagement •Infrastructure & Open Space •Project Analysis •Development Agreement •Environmental Review & ALUC Overrule 2.Planning Commission Consideration 3.Resolution on Parking Districts 4.Recommended Actions Slide 4 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Discussion Slide 5 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Background & Overview •General Plan Update approved in April 2022 •New South Bristol Street Focus Area in Land Use Element –From the General Plan, the area “represents Santa Ana’s southern gateway and…will create opportunities to transform auto-oriented shopping plazas to walkable, bike-friendly, and transit-friendly urban villages that incorporate a mix of high intensity office and residential living with experiential commercial uses.” –Project site is designated District Center (DC) 5, allowing 5.0 FAR or 125 dwelling units per acre, and buildings up to 25 stories in height Slide 6 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Site 41-acre site bounded by MacArthur Boulevard, Bristol Street, Sunflower Avenue, and Plaza Drive Slide 7 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Site Adjacent land uses include commercial and residential to the north, commercial to the east and south, and commercial and residential to the west. The site is located in the South Bristol Street Focus Area. Slide 8 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Callen’s Common Slide 9 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 South Bristol Street Focus Area Sample imagery from the General Plan Update (2022) Slide 10 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Description •Redevelop the 41-acre site bounded by Bristol Street to the east, Sunflower Avenue to the south, Plaza Drive to the west, and MacArthur Boulevard to the north, with a mixed-use village. •The village would contain up to: –3,750 residential units –350,000 square feet of commercial space –250 hotel room keys –200 senior continuum care units –13.1 acres of onsite open space –6,520 total onsite parking spaces (8,940 with valet services) Slide 11 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Specific Plan Overview Slide 12 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Specific Plan Description •Introduction •Specific Plan Vision •Development Regulations •Design Guidelines •Administration and Implementation Slide 13 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Proposed Site Plan Ground floors (left) and upper floors (right), with commercial uses shown in orange and residential uses shown in yellow colors Slide 14 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Central Park An actively programmed neighborhood park is the heart of the north half of Related Bristol. Slide 15 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Bristol Plaza Bristol Plaza will serve as a place to eat, drink, and foster community. Slide 16 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Bristol Green Together with Bristol Plaza, Bristol Green will form a place for outdoor recreation and events. Slide 17 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Grocery A grocer will anchor the corner of Bristol and Callens Commons in the first phase -providing uninterrupted grocery service to the neighborhood. Slide 18 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Bristol Paseo Bristol Paseo will be activated with retail, extensive streetscape planting, and sidewalks for strolling, shopping, and fostering community. Slide 19 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Specific Plan Regulations •Develop a modern, grid-style infill development with mixed-use commercial, housing, and open space uses •Create a dynamic mixed-use village that retains a significant commercial component •Construct up to 13.1 acres of onsite open space for use by Santa Ana community and new onsite tenants •Establish development regulations and design guidelines that produce high- quality architecture and amenities while respecting existing, surrounding communities to the west and north of the project site Slide 20 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Open Space Up to 13.1 acres of open space will be built in the Specific Plan area, with access available to existing community members and new tenants of the project. Slide 21 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Implementation •The SP document contains a thorough implementation section that addresses how to administer the SP and projects within the SP area, as well as anticipated phasing. •Individual projects would be submitted for staff-level review, with certain thresholds requiring discretionary action by the Planning Commission (certain land uses, variances, modifications, staff decision appeals, transfers between districts, land use conversions, etc.) •SP document contains vacant property maintenance standards to address parcels and buildings in the SP area that would be subject to demolition activities and vacancies. •An onsite Police Department substation has been included in the SP’s Implementation chapter. Slide 22 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Anticipated Project Phasing Three Phases built over approximately 10 years. Phase 2 and 3 areas will be operational while Phase 1 is under construction. PHASE 3 Starts: 2033 Ends: 2036 PHASE 1 Starts: 2026 Ends: 2030 PHASE 2 Starts: 2030 Ends: 2032 23 1 Slide 23 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Community Engagement Slide 24 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Public Input & Engagement •Required Meetings: –Sunshine Ordinance 1st Community Meeting (9/07/2022) and 2nd Community Meeting (11/16/2022) –Environmental (CEQA) scoping meeting (3/30/2023) •Other City Engagement: –Planning Commission Study Session (3/13/2023) –Meetings with residents, businesses, and other stakeholders during community meetings or at City Hall, upon request. –Project’s City webpage updated regularly. –Notification materials sent to property owners and tenants/occupants within a 2,000-foot radius of the project. –Notifications published in two newspapers of general circulation. Slide 25 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Applicant’s Other Engagement •Onsite Welcome Center opened by applicant (over 200 meetings) •The applicant has held over 200 meetings with local and regional stakeholders and met with 18 individual Neighborhood Associations on 18 separate occasions. •Neighborhood Associations and communities include: Metro Classic, Sandpointe, South Coast, Rosewood Baker, Morning Sunwood, Thornton Park, Wilshire Square, Floral Park, French Park, Republic Homes, South Coast Shores, as well as St. Albans condominiums. •Meetings with with 12 community organizations and 11 business organizations, either at the Welcome Center or by partaking in community events, such as outdoor concerts, the Downtown Santa Ana ArtWalk, and community and service organization meetings. •Meetings with existing businesses on the project site to inform various small and large businesses of the proposed SP. Slide 26 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Engagement with the Public –First Sunshine Meeting In September 2022, Related held its first Sunshine Ordinance community meeting as an open house at Segerstom High School. 3,300 mailers were sent out and over 250 stakeholders attended. Slide 27 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Engagement with the Public –Second Sunshine Meeting In November 2022, Related held its second Sunshine Ordinance community meeting as formal presentation at the Westin Hotel. 3,300 mailers were sent out and over 80 stakeholders attended. Slide 28 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Engagement with the Public –Bristol Welcome Center Starting August 2022, Related opened a Welcome Center on the site of the future project. Since then, the applicant has held over 30 meetings with over 200 individual stakeholders and local community groups. Slide 29 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Infrastructure & Open Space Slide 30 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Infrastructure Improvements •Onsite infrastructure improvements include: –New roadways –Wet and dry utilities –Stormwater quality improvements •Offsite infrastructure improvements include: –Water mains –Sewers and sewer connections –Public street lights –Street medians –Street trees –Sidewalks –Bicycle lanes –New traffic signals –Street pavement improvements Slide 31 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Transportation Alternatives New signalized intersection at Bristol Paseo/Sunflower entry New signalized intersection at Bristol St.south of Callen’s Common for efficient parking garage access New Sidewalks New Median New Bus Stops Plan Improvements Bike lanes on MacArthur,Bristol, and Sunflower New signalized intersection at Plaza/Callen’s entry Improved Intersection and Signal Upgrades at: •MacArthur/Plaza •Bristol/MacArthur •Bristol/Callen’s •Bristol/Sunflower Slide 32 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Public Improvements Bristol Street will be improved with new sidewalks, lighting and furnishing, pavement, medians, traffic signal modifications, and bicycle lanes. Other surrounding roadways will see similar improvements and upgrades. Slide 33 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Open Space Plan •Up to 13.1 acres of onsite open space will accessible to the broader community •Mixed-Use/Village Core will feature: –Bristol Plaza and Bristol Green (1.5 acres) –Greenlink (0.3 acres) –4.3 acres of additional parkways, plazas, and programmable roadways •Mixed-Use/Residential North will feature: –Bristol Central Park (2.5 acre) –Greenlink (0.25 acres) –4.3 acres of additional parkways, plazas, and programmable roadways Sample imagery illustrating landscape paseo buffers between buildings in the Specific Plan Area Slide 34 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Analysis Slide 35 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 General Plan Consistency •In April 2022, the City Council adopted an updated General Plan that establishes the long-term vision for the City of Santa Ana, and provides a vision for the site as a gateway into the City designed as a high intensity mixed-use urban village. •The General Plan Land Use Element contains five Focus Areas, which are portions of Santa Ana that were analyzed through a seven-year visioning process with the community to evaluate potential for new or modified land uses. •The project site is within the South Bristol Street Focus Area, which according to the General Plan, “represents Santa Ana’s southern gateway and is a part of the successful South Coast Metro area. Between Sunflower and Alton Avenues, the District Center land use designation will create opportunities to transform auto-oriented shopping plazas to walkable, bike-friendly, and transit-friendly urban villages that incorporate a mix of high intensity office and residential living with experiential commercial uses.” Slide 36 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 General Plan Consistency •The Focus Area envisions a built environment with an additional 5,272 housing units with the following components: –Vibrant public outdoor space appropriately scaled to the size and type of project. –Dynamic and strong building designs, creating a distinct impression. –Develop office and mixed-use spaces of similar scale to those south of Sunflower Avenue. •The City’s intent for this area builds off the South Bristol Street Objectives as outlined on page LU-61 of the General Plan Land Use element: –Capitalize on the success of the South Coast Metro area. –Introduce mixed-use urban villages and encourage experiential commercial uses that are more walkable, bike friendly, and transit oriented. –Realize an intense, multistory presence along the corridor. –Protect existing lower-density residential communities in the vicinity. Slide 37 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Comparison with General Plan Criteria General Plan Proposed Specific Plan Location South Bristol Street Focus Area South Bristol Street Focus Area Residential Density Up to 125 dwelling units per acre 91 dwelling units per acre No. of Residential Units Up to 5,272 Up to 3,750 +200 senior continuum care units Floor Area Ratio (FAR)Up to 5.0 2.7 Building Height Up to 25 Stories Up to 25 Slide 38 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Analysis •The proposed Specific Plan and its related entitlements implement the vision of the General Plan and the Focus Area •The requested Amendment Application (zone change) will change the site’s zoning from General Commercial (C2) and Commercial Residential (CR) to Specific Plan No. 5, which will establish consistency between the site’s zoning designation and the General Plan •The proposed Tentative Tract Map and its improvements conform to all City standards and the State’s Subdivision Map Act, resulting in on- and off-site improvements that will enhance the infrastructure in the area Existing Zoning Proposed Zoning Slide 39 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Project Analysis •Development regulations and design guidelines in the Specific Plan will ensure high-quality implementing projects are constructed within the project boundaries, with standards in place to protect existing lower-density residential neighborhoods •The Specific Plan envisions commercial building formats that will allow for community-serving and regional retail to take hold, such as: –Large format, neighborhood-serving grocer –Restaurants and cafes –Service uses •The Specific Plan will produce open space on a site where currently none exists –up to 13.1 acres of new open space, which will be accessible to both the existing community and the site’s new tenants Slide 40 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Related Bristol in Context Majority of retail on the Southern end is only 1 story in height. Two high rises are planned to be less than 285 feet tall, and would complement the skyline of the neighboring high rises in South Coast Metro. The height of the remaining buildings at Related Bristol are anticipated to be no taller than 8 stories and 85 feet, and of various configurations. Plaza Tower 285 ft Center Tower 285 ft ~85 ft ~240 ft ~195 ft ~15-20 ft Deloitte Tower 240 ft Westin Hotel 250 ft South Coast Plaza Slide 41 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Inclusionary Housing •The City’s Affordable Housing and Opportunity Creation Ordinance (AHOCO) applies to housing projects proposing five or more units that are located in certain sections of the City that were “up-zoned,” such as through a City-initiated zone change or general plan amendment to allow additional residential development after November 28, 2011. •The proposed project is located in a section of the City that meets this threshold and is subject to the AHOCO requirements. •Pursuant to Santa Ana Municipal Code Sections 41-1903 (Exempt projects) and 41-1904 (Options to satisfy inclusionary requirements, the applicant has indicated intent to select the option to pay in-lieu fees at a rate of $5 per square foot of habitable residential area. •Based on available figures for the project and under the current ordinance, staff’s analysis of the project indicates the project could generate between $9,375,000 and $18,750,000 in in-lieu fees, based on 3,750 units proposed, unit types/mix, and square footages. •Any in-lieu fees generated by the project must be spent on production of affordable housing in the City of Santa Ana. Slide 42 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Community Benefits •The General Plan Land Use Element requires projects proposing a zone change, such as the proposed Specific Plan, to evaluate economic, fiscal, and community benefits impacts through various analyses (Policy Nos. LU-2.4, LU- 3.1, and Implementation Action No. 1.2). •The applicant provided and the City prepared and/or peer-reviewed analyses on economic impacts (EIA), fiscal impacts (FIA), land residual value (LRV), and community benefits (CBA). •A Market Study also evaluates project’s economic market impacts. Outcomes include: –The project’s residential component could be absorbed by the market area with low vacancies and rental rates above the area average. –Despite a net loss of 115,000 square feet of commercial space on the project site, the reconfigured commercial spaces could be absorbed into the market area with the conveniences of underground parking, onsite amenities, proximity to South Coast Plaza and the I-405 freeway, and the existing two-percent (2%) retail vacancy in a two-mile radius of the project site. –The reconfigured commercial spaces are expected to command a price per of at least $40 per square foot annually, an increase of $2.47 per square foot from the current average of $37.53 per square foot annually. –The proposed 250 hotel room keys could also be absorbed, given low hotel room vacancy rates in the area, and given that the SP is targeting construction of a four-star hotel, similar to the Westin at South Coast. Slide 43 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Community Benefits •Highlights of the EIA, FIA, LRV, and CBA reports include: –Approximately 16,800 full-and part-time jobs valued at $1.5 billion labor income •1,586 on-going valued at $337M labor income –Despite a net decrease in onsite commercial space and an increase in onsite residential units, a minimum $3.39M net direct annual fiscal benefits to the City –A catalyst project and enhancement of a key gateway into the City adjacent to a major regional commercial and cultural center –Creation and developer maintained 13.1 acres of new publicly accessible open space for the community –New affordable housing in-lieu funds to be used to create affordable housing communities throughout the entirety of Santa Ana –New Police Department substation at the southern portion of the City •Overall, the project provides both quantitative and qualitative net benefits to the City Slide 44 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Development Agreement Slide 45 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Regulatory Framework •Development agreements (DA) are contracts negotiated between project proponents and public agencies such as the City of Santa Ana that govern the land uses that may be allowed in a particular project (California Government Code Section 65864 et seq.) •In addition to the requested entitlements, the applicant requested approval of a DA, which requires adoption of an ordinance •To evaluate the applicant’s proposed DA and identify priorities for the DA’s terms, the City Council formed an ad hoc committee in October 2023 comprised of three City Council members. The committee met regularly until June 2024 •Review of a DA is a private contractual process, but the extensive community engagement process, and routine staff meetings with City Council and Planning Commission members ensured that community priorities were effectively communicated to the ad hoc committee and informed the negotiation process. •The proposed DA is consistent with the City’s General Plan. Slide 46 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Key Terms •Recordation –to be recorded against the fee property subject to terms and conditions of a Joinder. •Term –One 20-year term and one 5-year extension if (1) no less than 250,000 square feet of non-residential floor area have commenced and (2) a hotel subject to financial feasibility. •Timing (Phasing)–commencement of construction for at least 175,000 sq. ft. of commercial building area for any residential permits in excess of 1,875 units. Phase 1 or 2 shall have a grocer of at least 35,000 sq. ft. •Community Benefits –a 500-square foot space and 3 dedicated parking for use by the Police Department as an administrative substation, and a $22,000,000 Community Benefit Payment paid in three-payment schedule. •Hotel Economic Benefits –A four-star hotel operated by an international or specialty hotel brand. Slide 47 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Key Terms (Continued) •Open Space –13.1 acres of publicly accessible open space to satisfy the City’s park provision and fee requirements. –The open space will be constructed in a timely manner in accordance with the project’s phasing, with “springing” easements recorded commensurate with phases to ensure public access through the life of the Specific Plan and any ongoing residential land uses. –The Supplemental EIR prepared for the project identifies that the project will result in a demand for 27.7 acres of open space, which is 14.6 acres more than the 13.1 acres provided on site. –The project will remain consistent with the General Plan pursuant to Table OS-3 (Open Space Element Implementation) of the General Plan, Action Nos. 1.7 and 1.10. Action No. 1.7, which recognizes the challenges and difficulty in creating new open space and parklands in a built-out environment and provides for a reduction in on-site open space by giving credits for park land for public use as an incentive toward developer creation of open space areas that are accessible to the public. –Action No. 1.10 encourages collaboration with property owners to provide public access and programming on private open space. –The Agreement clarifies and provides the applicant the ability for early development of the open space proposed in Phase III as part of an earlier Phase (i.e. Phase II) without triggering the payment of the final $8 million community benefit payment.This provision is a positive investment and further commits the applicant to completing the project. Slide 48 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Key Terms (Continued) •Inclusionary Housing –Payment of $5 per sq. ft. of habitable space, contingent upon timely payment of the $22,000,000 Community Benefit Payment. –Pursuant to SAMC Sections 41-1903(a), the applicant has proposed a DA to comply with Section 41-1904, allowing payment of in-lieu fees. –SAMC Section 41-1904 provides for options to satisfy the Affordable Housing Opportunity and Creation Ordinance, including onsite units, offsite units, and payment of in-lieu fees. –For projects containing 20 or more units, the in-lieu fee is as high as $15 per sq. ft., but may be as low as $5 per sq. ft. if determined by a DA or if using skilled and trained workforce. –The Agreement clearly states that should the senior continuum of care units be converted to standard residential units, these units would be subject to the inclusionary housing requirements under the Agreement and would be required to pay the $5 per square foot of habitable residential area in-lieu fee. –A payment of $5 per sq. ft. of habitable space is estimated to produce up to $18,000,000 in in-lieu funds for use throughout Santa Ana to produce inclusionary housing. Slide 49 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Environmental Review & ALUC Overrule Slide 50 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 General Plan Update Final PEIR •The General Plan Update (GPU) Final Program Environmental Impact Report (Final PEIR) was certified by the City Council in April 2022 –GPU designation of District Center-High (DC-5), allows up to 8,958,114 SF of mixed uses –Site within South Bristol Street Focus Area, analyzed up to 125 dwelling units per acre –Final PEIR set up so that future projects in the South Bristol Street Focus Area could be evaluated using CEQA “tiering” if certain conditions met •Supplemental EIR (SEIR) prepared for Bristol Related –Per State CEQA Guidelines Section 15162 –Evaluates Project-level impacts and asks, would the Project result in new or substantially greater impacts than those identified in the GPU FEIR? –Analyzes short-term, long-term, direct, indirect, and cumulative impacts –Applies mitigation measures from GPU Final PEIR –Also identifies new mitigation measures to minimize or eliminate impacts Slide 51 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Related Bristol SEIR •Notice of Preparation: March 17, 2023 to April 17, 2023 •Scoping Meeting: March 30, 2023 (approx. 60 members of the public attended) •Draft EIR 45-day Public Review: July 6, 2023 to August 21, 2023 (15 public comments received, and 1 more after) •Final EIR Release: August 1, 2024, which includes responses to comments •Mitigation measures have been incorporated to address impacts •Statement of Overriding Considerations has been prepared to support City Council certification of the Final SEIR Final SEIR Cover (Aug. 2024) Slide 52 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Related Bristol SEIR Findings Less than significant impacts: –Aesthetics –Agriculture & Forestry Resources –Biological Resources –Energy –Hydrology & Water Quality –Land Use & Planning –Mineral Resources –Population & Housing –Public Services –Transportation –Utilities & Service Systems –Wildfire Less than significant impacts with mitigation: –Cultural Resources –Geology & Soils –Greenhouse Gas Emissions –Hazards & Hazardous Materials –Tribal Cultural Resources Significant and unavoidable impacts: –Air Quality •Construction & Operational Regional Emissions •Conflict with AQMP –Parks & Recreation •Would not meet new General Plan aspirational standard of 3 acres of public park/recreational space per 1,000 residents Slide 53 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 ALUC Overrule •As a legislative action within the Airport Environs Land Use Plan (AELUP), the Specific Plan requires consideration by the John Wayne Airport Land Use Commission (ALUC) •On July 20, 2023, the ALUC voted to find the Specific Plan inconsistent with the AELUP •Pursuant to Sections 21676 and 21676.5 of the California Public Utilities Code (PUC), the City Council met on August 29, 2023 and authorized staff to initiate and complete the procedure for the City Council to consider the Related Bristol Specific Plan and the proposed overriding of the determination made by the ALUC by (1) issuing a Notice of Intent to overrule and (2) giving notice to the ALUC of its decision to overrule as required by PUC Section 21676(b) . •On October 24, 2023, the ALUC responded to the City’s Notice of Intent. •Overrule action will require a two-thirds (2/3) affirmative vote by the City Council. Slide 54 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Planning Commission Consideration & Staff Recommendation Slide 55 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Planning Commission •On August 12, 2024, the Planning Commission considered the project and unanimously recommended that the City Council approve the requested entitlements and development agreement •Planning Commission discussion also included provisions for: –Additional discussion and information on applicability of inclusionary housing requirements to the senior continuum of care units, and –Formation of a City Council-appointed citizen oversight committee to make recommendations for spending the $22 million community benefit payment •The City Council staff report includes discussion on these additional topics. Slide 56 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Resolution on Permit Parking Districts Slide 57 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Permit Parking Districts •Pursuant to Article XI of Chapter 36 of the SAMC, the City Council is authorized to adopt resolutions establishing permit parking districts in which parking restrictions apply to all vehicles except those vehicles that have been issued parking permits pursuant to such Article. •By Resolution Nos. 91-088, 93-076, and 2000-062, the City Council established the following districts: –South Coast –Sandpointe –South Metro •Residents in these Parking Districts may petition to impose permit parking restrictions if desired by the property owners within each District. Slide 58 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Citywide Parking Study •The City is in the process of performing a Citywide parking study that evaluates Citywide permit parking program modifications. Completion of this study is not anticipated until fall of 2025. •Staff recommends the adoption of a concurrent resolution to address resident parking concerns as an implementation action of the General Plan to amend the definition of a parking block within the established Parking Districts. •The current regulations require a separate permit parking petition for each individual block, which makes implementing parking restrictions in a uniform manner an arduous task for residents. •The proposed amendment allows for a single permit parking petition to be considered for multiple, contiguous residential blocks such that uniform parking restrictions are implemented along multiple street segments at a time. Slide 59 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Recommended Actions Slide 60 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Recommended Actions •Applications: Amendment Application No. 2023-03, Development Agreement No. 2023-02, and TM No. 2023-01 •Recommended Actions: –1. Adopt a resolution to (1) certify the Final Supplemental Environmental Impact Report (SEIR) No. 2022-01 (SCH No. 2020029087), including adoption of environmental findings of fact pursuant to the California Environmental Quality Act, (2) adopt of a Statement of Overriding Considerations, (3) adopt the Mitigation Monitoring and Reporting Program, and (4) approve the Project; –2.Adopt an ordinance approving Amendment Application No. 2023-03 to establish the Related Bristol Specific Plan No. 5 and to approve a zone change for the Property located at 3600 Bristol Street from General Commercial (C2) and Commercial Residential (CR) to Related Bristol Specific Plan (SP No. 5); –3.Adopt an ordinance approving Development Agreement No. 2023-02; –4.Adopt a resolution approving Vesting Tentative Tract Map No. 2023-01 (County Map No. 19272), as conditioned; and –5.Adopt a resolution overruling the Orange County Airport Land Use Commission’s determination that the Related Bristol Specific Plan is inconsistent with the Airport Environs Land Use Plan, including supportive findings. Slide 61 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Recommended Actions •Concurrently and as a separate implementation action of the General Plan Update (2022), it is recommended that the City Council adopt a resolution amending Resolution No. 91-088, Resolution No. 93-076, and Resolution No. 2000-062 modifying procedures for participating in the South Coast, the Sandpointe, and the South Metro Permit Parking Districts. –Resolution is exempt from further CEQA analyses pursuant to: •Section 15162 of the CEQA Guidelines; •The action modifying administration of an existing parking district; program. Thus, no direct or indirect physical changes in the environment will result and accordingly, the proposed resolution is not a “project” subject to CEQA (CEQA Guidelines, Section 15060(c)(2)-(3).); and •The action’s consistency with the 2022 General Plan Update’s Mobility, Land Use, and Housing elements goals, policies, and implementation actions, as well as the General Plan Update’s certified Final Program EIR Slide 62 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Discussion and Public Hearing Slide 63 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Discussion and Public Hearing Slide 64 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Discussion and Public Hearing Slide 65 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Overview of Mitigation Measures (Part 1) GPU FEIR Mitigation Measures •MM AQ-1 and MM AQ-2 (Project-specific studies) •MM CUL-4 (Project-specific study) •MM CUL-6 (Archaeological and Tribal Monitoring •MM GEO-2 (Project-specific study and Paleontological Monitoring) •MM GEO-3 (Incidental Discoveries) •MM N-1 (Construction Noise Reduction) Project-Specific Mitigation Measures •MM AQ-1: Construction Exhaust & Dust Control •MM AQ-2: Low VOC Paints (Construction) •MM AQ-3: Vehicle Trip Reduction •MM AQ-4: Prohibition of Fireplaces •MM AQ-5: Electric Landscape Equipment •MM AQ-6: Low VOC Paint (Operations) •MM CR-1: Procedures for Archaeological Discoveries •MM CR-2: Cultural Monitoring Report Slide 66 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Overview of Mitigation Measures (Part 2) Project-Specific Mitigation Measures •MM GEO-1: Incorporation of and Compliance with a Design Level Geotechnical Report •MM GEO-2: Implementation of Geotechnical Recommendations for Groundwater and Expansive Soils •MM PALEO-1: Retention of a Qualified Paleontologist •MM PALEO-2: Paleontological Resources Sensitivity Training •MM PALEO-3: Paleontological Monitoring •MM PALEO-4: Paleontological Resources Treatment and Disposition •MM PALEO-5: Paleontological Resources Monitoring Report •MM GHG-1: Solar Panels •MM GHG-2: LEED, Charging Stations, and Bus Stops •MM GHG-3: Landfill Waste •MM GHG-4: Electrical Landscape Equipment •MM GHG-5: Energy Efficient Appliances •MM HAZ-1: Soil Management Plan •MM HAZ-2: Soil Vapor Assessment •MM NOI-1: Construction Noise Control Plan •MM TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities •MM TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/Non- Ceremonial •MM TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects Slide 67 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Statement of Overriding Considerations (Part 1) •The project implements the vision of the General Plan for the South Bristol Street Focus Area by: o Capitalizing on the success of the South Coast Metro area o Introducing mixed-use urban villages and encourage experiential commercial uses that are more walkable, bike friendly,and transit-oriented o Realizing an intense, multistory presence along the corridor o Providing for mixed-use opportunities while protecting adjacent,established low density neighborhoods o Creating: New development that establishes vibrant public outdoor space appropriately scaled to the size and type of project,including 13.1 acres of publicly-accessible onsite open space areas Building design that is dynamic and strong, creating a distinct impression Mixed-use spaces of similar scale to those south of Sunflower Avenue. •The Project implements capital investment through construction of new buildings and offsite infrastructure improvements to enhance the City’s economic and fiscal viability pursuant to the City of Santa Ana General Plan. •The Project improves the jobs-housing balance in the City,beneficially providing multi-family housing in a jobs-rich area so that employees can easily travel to employment opportunities. •The Project reduces vehicle miles traveled and the related traffic congestion,air quality, and greenhouse gas emissions through the provision of a multi-modal,mixed-use development by bringing residents and visitors closer to their routine destinations like their workplace,gym,grocery store, park, bank, and restaurants. Slide 68 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Statement of Overriding Considerations (Part 2) •Related Bristol will significantly enhance the pedestrian experience along the south Bristol corridor with new landscaping,pedestrian-oriented sidewalks and protected bike lanes. •The Project transforms an underutilized site currently dominated by an asphalt parking lot and partially vacant retail center into a walkable, pedestrian-friendly village with approximately 13.1 acres of actively programmed,publicly accessible open space. •The Project transforms an underutilized site to an economically viable development consistent with the General Plan objectives for the South Bristol Street Focus Area and combines residential uses with community-serving commercial uses near employment opportunities,freeway access,and transit. •The Project implements the SCAG Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS)Land Use Policies related to population and housing by providing additional housing near employment centers. •Consistent with the General Plan,the Project facilitates the economic development of the City by creating an expanded employment base and new diverse employment opportunities.The Economic and Fiscal Analysis (2023)prepared for the Project determined that the Project will generate approximately 5,900 construction jobs and 1,600 permanent jobs.The Project’s implementation will be a powerful catalyst for business growth and sustainability in south Santa Ana for generations to come. •The Economic and Fiscal Analysis (2023)prepared for the Project determined that due to greater construction costs and scale,the Project would generate close to $2.9 billion in total economic activity in Orange County. •The Economic and Fiscal Analysis determined that the Project could generate a net surplus of approximately $10.7 million per year to the City’s General Fund.In comparison,the existing (partially vacant)commercial center on the site is estimated to generate a net fiscal benefit of about $2.8 million per year. •The Project creates a high quality,master planned mixed-use development that will attract an array of businesses and provide a variety of employment and housing opportunities and creates an annual net fiscal surplus. Slide 69 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 RELATED / Gehl / Elkus | Manfredi Architects / RAMSA / RIOS /Kimley-Horn The city conducted a traffic study of 41 intersections around the neighborhood. 6 intersections were identified for enhancements, which Related Bristol will contribute to. The draft EIR concluded that the Project will decrease vehicle miles travelled (VMT’s) by bringing people closer to their routine destinations, in support of General Plan and the State’s Greenhouse Gas Emissions policies. RELATED BRISTOL Transportation Slide 70 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Parking On-street Parking Parks & Open Space On Street Parking Loading and Drop-offs Related Bristol will feature three convenient parking options distributed throughout the entire project: 1. Street level parking 2. Below grade structured parking garages 3. Above grade structured parking garages At-Grade Parking Slide 71 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Below Grade Parking Basement level 1 & 2 Related Bristol will feature three convenient parking options distributed throughout the entire project: 1. Street level parking 2. Below grade structured parking garages 3. Above grade structured parking garagesBelow Grade Parking Slide 72 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Above Grade Parking 7 2 Above and Below Grade Above Grade Parking Below Grade Parking Related Bristol will feature three convenient parking options distributed throughout the entire project: 1. Street level parking 2. Below grade structured parking garages 3. Above grade structured parking garages Slide 73 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 1.3 2.0 Residential Parking Capacity Today Residential Parking Capacity Before Community Feedback Community Feedback: Ensure that the project is adequately parked to mitigate the effects on surrounding neighborhoods. Response: Related has adjusted its parking plan and will accommodate 2.0 cars per residential unit. A responsive parking management plan will insure parking is adequate for all uses. Parking will be unbundled, to increase capacity, flexibility, and housing affordability. Valet parking will be implemented as needed. Parking Slide 74 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 In-Lieu Fee Santa Ana Historical Affordable In-Lieu Fees (since inception in 2009) •Fees paid by all large projects have averaged $4.85/sf or $4,341/unit. •Total of $23.2M, spread over 4,615 units, and accounting for 80%+ of all in- lieu fees since 2009. Slide 75 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Site Background and History Slide 76 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Existing & Proposed Uses Item Existing Proposed Specific Plan Senior Living None Up to 200 Hospitality None Up to 250 hotel rooms (approx. 150,000 sq. ft.) Commercial 465,063 sq. ft. Up to 350,000 sq. ft. Residential Units None Up to 3,750 Open Space None Up to 13.1 acres Floor Area Ratio (FAR)0.25 2.7 Building Heights 1 to 2 stories Up to 25, concentrated primarily in Mixed-Use Village Core district and along Bristol Street Slide 77 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Parking Description Proposed Use Amount Proposed Parking Residential Up to 3,750 units 1.3 per unit Commercial Space Up to 350,000 sq. ft.4 per 1,000 sq. ft. Hotel Rooms Up to 250 room keys 0.5 per room key Senior Continuum Care Up to 200 units 0.6 per unit Total Spaces 6,520 spaces (8,940 with valet) •Majority of parking spaces will be constructed below-grade, with buildings and open space areas sitting atop parking in a “podium” configuration •Some areas will have limited surface parking for convenience •Limitations on compact and tandem stalls in the Specific Plan, and valet options if needed, will ensure maximum potential use of parking. Slide 78 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Infrastructure Improvements •In order to support the development intensity contemplated by the General Plan Update and the South Bristol Street Focus Area, as well as the proposed Specific Plan, numerous infrastructure improvements are contemplated in the project area •A Right-of-way maintenance agreement will be required so owner maintains new public improvements, and will address weed abatement, graffiti removal and vandalism, specialty pavement, and specialty lighting. –Owner may elect to, but is not obligated to, install specialty lighting above and beyond standard street lights along the Project’s frontage on Bristol Street, Sunflower Avenue, MacArthur Boulevard and Plaza Drive. •Improvements are being integrated into new Public Realms Plan, a separate long-range planning document underway as a complementary effort to the Zoning Code Update Slide 79 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Housing Production •The South Bristol Street Focus Area contains 220 existing housing units and envisions up to 5,272 additional units. The 3,750 units proposed by the Specific Plan is consistent with this vision. •The State of California has placed an urgent emphasis on housing of all types. Santa Ana’s Regional Housing Needs Allocation (RHNA) for the next General Plan Housing Element cycle, which extends from 2021-2029, includes 3,137 housing units. This allocation is for housing units to be constructed to support the anticipated growth in the City over this period •The Related SP assists the City in achieving its housing goals in a location where high intensity urban development is both achievable and consistent with the current and envisioned surrounding urban form promulgated by the General Plan. •The City’s RHNA allocation for Above Moderate (>120 percent of area median income, or AMI) for the 6th Cycle (2021-2029) planning period is 1,625 dwelling units. Therefore, the proposed development may achieve 2.31 times the allocated Above Moderate dwelling units for the planning period. Slide 80 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Planning Commission •Prior to the electronic comments submission deadline, the City received 25 public comments on the project. Of these: –The majority were in opposition –Focused on concerns such as density, open space, traffic, and parking –The City prepared written responses for each comment; the responses were uploaded to the record and printed for the public hearing prior to the 5:30 p.m. meeting start time •During the public hearing, 29 individuals provided comments on the project –18 were in support, 1 was in opposition, and 10 expressed no clear position –The nature of the comments centered on: •Improvements and contributions to the community •Concerns about density, open space, traffic, parking, and oversight of how the DA’s $22 million community benefit payment would be spent. Slide 81 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Work-Study Session •A WSS is an opportunity for a decision-making body and the community to preview a project prior to a public hearing •A work-study session (WSS) was held for the project on March 13, 2023 •The WSS was intended to allow questions and high-level comments provided by the Planning Commission •No deliberation or action was taken •Comments centered primarily on infrastructure and improvements, traffic, permissible uses, housing, fiscal impacts, parking, public safety, subdivisions, community engagement, and retention of existing onsite businesses and services. Slide 82 Related Bristol Specific Plan Item No. 22 Planning and Building Agency September 17, 2024 Open Space Design •Open Space areas in the Specific Plan will be programmed with events and designed to foster community, with flexible spaces, furnishings, plazas, and programmable roadways •Other open space areas will feature passive recreation and green areas, such as onsite park spaces •Retail uses will front many open space areas, to enhance activity and security •Recommended tree species in the Specific Plan will produce height and canopy coverage for shade, with palm trees used intermittently for ornamentation •Conditions of approval and the Development Agreement will require recordation of public access easements as open space areas are constructed in phases.