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6 SECTION III CITY INTENT FOR THE SPECIFIC PLAN Related Bristol at 3600 South Bristol Street September 27, 2023 Community Benefits Analysis Report www.FinanceDTA.com III CITY INTENT FOR THE SPECIFIC PLAN The City’s intent for this Specific Plan area is integral to the intended character of the Project, which builds off the South Bristol Street objectives as outlined on page LU 61 of the General Plan Land Use Element. The major objective of the Project is to replace a vacant and obsolete retail development with a contemporary residential and retail-based self-contained urban village. The Specific Plan is consistent with, and implements, the City’s vision for the District Center- High and South Bristol Focus Area (see also Appendix B, SCAQMD Policies: City General Plan): The District Center-High is a mixed-use designation identified in the General Plan as including “high-density urban villages consisting of visually striking and dynamic buildings and spaces with a wide range and mix of residential, live-work, commercial, hotel, and employment-generating uses.” 1 Table LU-2 of the General Plan (Build-Out) identifies an assumed housing growth of 5,272 units in the District. The proposed 3,750 units fall within the assumed growth target. Table LU-8 of the General Plan identifies the DC-5 area as allowing a maximum Floor Area Ratio ("FAR") of 5.0, or 125 dwelling units per acre, and a maximum height of 25 stories. The General Plan allows the FAR to be calculated on a gross basis for an individual development project. The General Plan’s District Center designation would allow up to 8,733,780 SF of mixed uses, inclusive of residential uses, based on the maximum FAR of 5.0 over the 41.13-acre (gross) site. As proposed, the Specific Plan will result in an FAR of 2.7, well within the maximums allowed in the General Plan. A General Plan Amendment is neither required nor proposed. The General Plan envisions “urban villages,” “an intense multistory presence,” and “mixed-use opportunities.” The Specific Plan implements this vision with a range of building heights and configurations in two mixed-use Districts/Villages, with heights and intensities within the limits identified in the General Plan. The General Plan requires fiscal neutrality (LU 2.4). The Project results in positive fiscal impacts. The General Plan calls for community involvement (LU 3.2). Significant outreach has occurred as outlined in Specific Plan Section 2.5, Community Engagement. The General Plan encourages areas for community gathering and outdoor entertainment (LU 2.3). The Specific Plan includes approximately 13 acres of open 1 Source: Related Bristol Specific Plan. Exhibit 10 City Council 22 – 446 9/17/2024