2014-069 - Final Environmental Impact Report No. 2014-01

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HARBOR BLVD. MIXED USE TRANSIT CORRIDOR PLAN FINAL FIR CITY OF SANTA ANA 5. Environmental Analysis AESTHETICS 5.1.3 Environmental Impacts The aesthetic resource impacts discussed in this section include a qualitative discussion of the effects of new development on the existing visual character of the project site and the potential for new development to increase light and glare in areas with sensitive land uses, such as residences. The following impact analysis addresses thresholds of significance for which the Initial Study disclosed potentially significant impacts. The applicable thresholds are identified in brackets after the impact statement. Impact 5.1 -1: The proposed project would alter the visual appearance of the project area. [Threshold 5mpactAnal7sis: Buildout of the Harbor Corridor Plan would allow for the development of an additional 3,884 additional dwelling units and 13,721 square feet of nonresidential building space over existing conditions. Underutilized parcels and vacant properties could gradually transition to neighborhood serving retail and office uses with new housing options. The specific plan would create a vibrant, multimodal neighborhood for residents, with improved access to services, community uses, and alternative transportation. The corridor improvements would enhance the pedestrian experience for walkers, shoppers, workers, bicyclists, and users of transit. The types of multifamily housing allowed under the Harbor Corridor Plan would include stacked flats, courtyard housing, live work units, rowhouses, and tuck under units. Per the development standards, new housing within the transit node surrounding proposed BRT stops would be two to tensig stories in height, the corridor zone (between transit nodes) would allow two- to four -story structures, and neighborhood transitional would allow a maximum of three stories. Conceptual renderings have been prepared for the proposed project that show how the new development may appear in terms of architecture, building height, and landscaping, and the changes to sidewalks, setbacks, and medians. Figure 5.1 -2, Conceptual Renderings, gives examples of existing landmarks and how they may appear after development. As illustrated in Figure 5.1 -2, views from Harbor Boulevard at Westminster Avenue looking south and from Harbor Boulevard at Fifth Street looking north, development would transition to mixed uses with greater intensity and building heights. The existing character of one- to two -story buildings and vacant space, including retail, auto - oriented service, motels, office, surface parking, vacant lots, and residential (single- family and mobile home), would transition into more commercial, employment, and mixed use space. Greater allowable building heights, building intensity, and allowance of mixed uses in these areas would change the visual character of the area but it would not result in a degradation of visual character or quality of the area. In addition, the plan requires a setback of 30 feet to the property line above the second floor for buildings with seven or more stories adjacent to single family residential uses. Areas surrounding the proposed BRT stops would experience the greatest amount of transition to take advantage of the transit opportunities and become compatible with the evolving built environment. Concentrating new land use zones near BRT stops to revitalize the commercial corridor also results in an improvement to the existing visual quality of the Harbor Corridor Plan area by reinvigorating business October 2014 Page 5.15