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NORTH HARBOR SPECIFIC PLAN 107 OVERALL CONCEPT This chapter describes the overall concept for the North Harbor Specific Plan that was generated in response to the issues, opportunities and constraints identified by property owners (see Appendix and to the goals and objectives identified in the Appendix and Chapter Two. The overall concept is aimed at encouraging the devel- opment of distinct and cohe~nt nodes of commercial · activity along Harbor Boulevard. Within these nodes, land uses are grouped together to form areas that have a well-defined economic and visual character. Groupings of similar business types much the same as at shopping malls tend to help establish easily recog- nized centers of business activity. It also encourages repeat customers for each business. This general concept for the future development and redevelopment of the study area is based in part on the findings of the market study which was completed as part of the overall North Harbor planning program. This study identifies good market potential in the region as a whole and points to the need to upgrade the planning area, both by cosmetic treatments to the street and by the organization of land uses along Harbor Boulevard. Such upgrades to the image of the area will attract new investment from available mar- kets. Assistance from the City, especially with regard to site assemblage at the northern and southern ends of the planning area, is considered to be a major imple- menting factor for the overall improvement process along Harbor Boulevard. 3.2 EMPHASIS ZONES 3.2.1 General Ahns and Purposes The North Harbor Specific Plan aims at encouraging a mix of high-quality development by integrating exist- ing land uses with future land uses into distinct and coherent nodes of commercial activity that are called emphasis zones. Each zone is intended to exhibit a well-defined economic and visual character supported by improvements achieved through a unified detailing along the public right-of-way. 3.2.2 General Policies 1. Creation ora Pedestrian Realm - Pedestrian circulation within the planning area should not be dominated by automobile circula- tion. · Establish visual and physical access into Santa Anita Park by promotihg pedestri- an corridors and a linked oPen space net- work between building complexes. These corridors should connect directly to Harbor Boulevard. Shrubbery to be main- tained at 3' height. · Develop a consistent, well-integrated visual character along Harbor Boulevard and the area's other arterial streets that is supported by a unified landscape palette, sidewalks and lighting. · Develop pedestrian zones within parking areas that establish clearly delineated access pathways to building entryways and assodated pedestrian plazas. Such pedestrian linkages should link with the public right-of-way. · The pedestrian corridors described in this section must be carefully designed to encourage building-complex territoriality. Emphasis must be placed on high visibili- ty/natural surveillance and assodation with adjacent land uses. All pedestrian corridors to be illuminated to a minimum maintained 1 footage. Architectural and Site Design Issues - Archi- tecture and site design should reflect good design practices consistent with the com- mercial character of the planning area. · Aid in establishing a high-quality of design for new and remodeled buildings. · Group buildings into complexes to create a pedestrian realm wherever possible. · Establish guidelines for the scale, mass- lng, height, fenestration, material, color and texture of new buildings that harmo- nize with the existing neighboring pro- jects. · Encourage ingenuity in design. 3. Urban Design Issues - Integration of the Harbor Boulevard area should be creat- ed through consistency in street-side land- scaping. While each emphasis zone should take on its own character, common land- scaping elements are to be used to integrate