2 - EIR18-01; DA18-01; GPA18-06; AA18-10_2525 N MAIN STREET

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Viewpoint A: N. Main Street. Figure 8 provides a comparison of the existing northbound view of the Project site along, N. Main Street at Edgewood Road, the change to the view as described in the EIR, and the change to the view that would occur from the Modified Project. As shown, and described in the EIR, in the existing condition, the predominant visual feature on the site from this viewpoint is a large parking lot that is partially screened behind mature ornamental landscaping of various species. Similar to the change detailed in the EIR, the Modified Project would alter the existing view by development of forefront structures that would be larger in height and scale than the existing office building on the site. However, the Modified Project would be lower in height and smaller in scale than the Original Project structures; and the existing prominent structures along the N. Main Street view corridor, such as the OC Discovery Cube and the 10-story office buildings would remain the visual focal point. The structures proposed by the Modified Project along the N. Main Street frontage would be 4-stories with a roofline that is approximately 49-feet 5-inches; this is 16-feet lower in height than the Original Project’s 5-story, plus mezzanine structure that had a roofline of approximately 64 feet high along N. Main Street. The parking structure for the Modified Project is proposed to be approximately 59-feet high, which would be 31 feet lower than the 90-foot high parking structure that was evaluated in the EIR. Likewise, the highest point of the Modified Project in the western portion of the site is 15 feet 5 inches lower than the highest point of the Original Project. Figure 8 shows that the smaller buildings constructed by the Modified Project would have greater screening by landscaping and would be less prominent than the structures developed by the Original Project. As shown, the contrast in views that would occur from the Modified Project is less than what would occur from the Original Project. Thus; no new or greater impact related to changes to views along N. Main Street would occur from implementation of the Modified Project. Viewpoints B and C: Santiago Park. Figures 9 and 10 provide comparisons of the existing views of the Project site from the adjacent Santiago Park area, the change to the views as described in the EIR, and the change to the views that would occur from implementation of the Modified Project. As shown, and described in the EIR, the existing features in Santiago Park adjacent to the Project site include an asphalt bike trail, scattered landscaping, weedy vegetation, tree stumps, and limited groundcover. Similar to the changes detailed in the EIR, the Modified Project would alter the existing views by development of forefront residential buildings adjacent to Santiago Park that would be greater in scale, height, and closer than the existing office building and would be partially screened by new trees on the site. The development would change views from middle ground views of a 2-story office building to forefront views of a modern urban development. Thus, like the Original Project, the Modified Project would also result in a significant and unavoidable impact because the difference in scale and height, due to the development’s location adjacent to the park, and limited visual setback buffer with the proposed landscaping, would result in a substantial difference in scale, height, and property setbacks that is considered significant pursuant to the City’s criteria related to visual character. However, the Modified Project would be lower in height and smaller in scale than the Original Project structures. The structures proposed by the Modified Project along the Santiago Park frontage would be 4-stories with a roofline that is approximately 49-feet 5-inches. This is more than 16-feet lower in height than the Original Project’s 5-story, plus mezzanine structure that had a roofline of approximately 65-feet along the northern elevation (as shown in Figure 4). In addition, the Modified Project includes a 10-foot minimum landscaped setback between Santiago Park and the residential structures (shown in Figure 2, Modified Project Open Space Plan), which is slightly larger than the 7-foot minimum setback provided by the Original Project (see, DEIR, Figure 3-5). Figures 9 and 10 show that the smaller buildings constructed by the Modified Project and increased landscaped setback along Santiago Park would result in greater landscape screening and the views of the Modified Project would be less prominent than those of the Original Project. As shown, the contrast in views that would occur from implementation of the Modified Project is less than what would occur from the Original Project. Thus, although impacts 2-138