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Introduction 1 Executive Summary 2 Project Description 3 Environmental

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Introduction 1 Executive Summary 2 Project Description 3 Environmental Introduction 1 Executive Summary 2 Project Description 3 Environmental Impact Analysis 4 Alternatives 5 Analysis of Long Term Effects 6 Effects Found Not to be Significant 7 Preparation Team 8 Organizations and Persons Consulted 9 1 Introduction 2 Executive Summary 3 Project Description 4 Environmental Impact Analysis 5 Alternatives 6 Analysis of Long Term Effects 7 Effects Found Not to be Significant 8 Preparation Team 9 References Aesthetics 4.1 This section discusses potential impacts to scenic vistas and visual resources in the planning area, and the potential for adverse changes in the visual character and quality to occur as a result of implementing the proposed land use changes and urban design policies. Potential impacts associated with light and glare are also addressed. During the scoping meeting held on November 30, 2015, attendees raised concerns regarding the potential for new development in certain districts and neighborhoods to conflict with the existing building character. In particular, concerns were raised about the potential for taller, higher-density development to be built in areas that historically have had only one- and two-story buildings. Additionally, several people stated that impacts related to shade and shadowing need to be addressed in the EIR. These concerns are addressed below under Impact 4.1.C. Existing Conditions The planning area is almost completely urbanized. Costa Mesa sits atop a plateau approximately one mile from the Pacific Ocean. The Pacific Ocean can be seen along the City’s western boundary, where the coastline creates a distinctive visual background. The eastern edge of the City affords some views of Upper Newport Bay. Views to the north and east include the San Gabriel Mountains (distant) and Santa Ana Mountains (nearby), respectively. Natural features in the City include the channelized Santa Ana River, which runs along the City’s entire western border, and open space lands in Fairview Park and Talbert Regional Park. The Santa Ana River has a sandy bottom and irregular pockets of vegetation. The urban environment consists primarily of residential neighborhoods, with several commercial districts and concentrations light industrial businesses. The northeastern portion of the planning area is bisected by the junction of three major freeways: Interstate 405 (I-405), State Route 55 (SR-55), and State Route 73 (SR-73). The intersection of these three freeways creates the Downtown/Triangle Square District, a triangular area that encompasses mostly commercial and light industrial uses, with some low-density residential. To the north of this triangular area is the Cultural Arts Center (home of the Orange County Performing Arts Center) and the South Coast Metro District which is anchored by South Coast Plaza. Industrial development is focused in the North Industrial/Business Park District, the Southwest Industrial/Business Park District, and the Airport/Business Park District. Open space areas include the river-adjacent parks described above, City parks distributed throughout the community, and three golf courses. In the center of the City is the Fairgrounds/Orange Coast College District which contains the civic center complex, Vanguard University (a private institution), the Orange County Fairgrounds, and the Orange Coast College. Scenic Vistas Scenic vistas generally are defined as specific locations where natural landscapes form views of unique flora, geologic, or other natural features that can be viewed free from urban intrusions. Typical scenic vistas include views of mountains and hills; large, uninterrupted open spaces; and water features. Scenic vistas generally play a large role in the way a community defines itself and also affects development patterns for projects designed to take advantage of scenic viewsheds. The Pacific Ocean, Santa Ana River, and Santa Ana Mountains form a scenic backdrop at specific locations within the planning area. Scenic vistas generally require large expanses of undeveloped land in close enough proximity so that a viewer can see the backdrop uninterrupted. Such locations include Fairview Park, Talbert Regional Park and adjacent wildlife refuge, and at the golf courses and parks and ballfields in the City. Environmental Impact Report 4.1-1 4.1 Aesthetics Scenic Resources Scenic resources are occurrences of aesthetically pleasing natural or human-made forms. Typical examples of natural scenic resources include rock outcroppings, trees, natural land, water bodies, and prominent ridgelines. Scenic resources can also be architecturally distinctive structures or historic buildings. The Santa Ana River and its natural areas constitute a scenic resource, as do the Santa Ana Mountains and Upper Newport Bay. Scenic Highways No officially designated Scenic Highways or highways that are considered eligible for Scenic Highway status are present in the planning area. Highway 1, which runs parallel to the Pacific Ocean just southwest of the planning area but generally does not afford views toward Costa Mesa, is an eligible State Scenic Highway which has not been designated (Caltrans 2015). Visual Character A community’s visual character can be defined by the historical development pattern and architectural precedence that have occurred over its history, coupled with the community theming and design elements that have been implemented. Most cities’ visual character is divided into sub-areas, or districts, each with its own visual pattern. The City of Costa Mesa divides these sub-areas into districts. Districts are those sections of the City that have a certain identifiable character due to building architecture, neighborhood design, streetscape, land use, etc. A “district” is defined as an integral part of a larger urban area with common characteristics that make it unique from other areas of the community. Distinguishing features may include building type, use, activity, inhabitants, and/or topography. Residential Districts The following describes the primary residential districts within Costa Mesa. Eastside Residential District This district contains a mix of single-family and multi-family homes on large lots. In recent years, many of the older, smaller homes have been replaced by larger Mediterranean-style homes and town homes. The Land Use Element discusses issues associated with this district related to narrow deep lots and lot consolidation. Westside Residential District This area is characterized by a mix of residential densities and architectural types that include single-family homes, townhomes, and apartments. The styles are varied, dating to the 1940s and reflecting all eras since. More recent construction consists of taller buildings in modern styles. This district also encompasses the Costa Mesa Golf Course. Mesa Verde Residential District This district has a mix of residential densities. Homes closer to the Mesa Verde Golf Course are much larger and at lower residential densities compared to those closer to Harbor Boulevard and the I-405 freeway. 4.1-2 City of Costa Mesa General Plan Amendment 4.1 Aesthetics College Park Residential District The homes within this district are characterized by a mix of residential densities and architectural styles. The majority of the units are higher-density homes located along Newport Boulevard, Wilson Street, and Victoria Street. This district also includes College Park, a large single-family residential tract dating to the 1950s. North Costa Mesa/Mesa del Mar/Halecrest Hall of Fame Residential District This district contains mostly single-family residential tracts with higher residential densities near arterials. This district also contains pockets of commercial uses along Baker Street. Bristol/Paularino Residential District This district is bordered between I-405, SR-73, and SR-55. The homes are comprised of higher residential densities mixed with commercial uses along Bristol Street. South Coast/Wimbledon Village Residential District This district contains mostly single-family residential tracts with some townhomes and apartments. Commercial Districts and Corridors Costa Mesa’s main commercial districts and corridors include: South Coast Metro District This district is the economic heart of the City, where South Coast Plaza and other regional commercial and office developments are located. The district is characterized by commercial centers, entertainment venues, hotels, and high- rise office buildings. The district includes the Plaza Tower, Center Tower, South Coast Metro Center, and the Orange County Performing Arts Center. This district encompasses the primary commercial and cultural center of the City. Harbor Boulevard Corridor Harbor Boulevard begins in the City at Newport Beach and travels north through and beyond Costa Mesa. The corridor represents the primary commercial corridor of the City, with a mix of vehicle-oriented uses, auto dealerships, neighborhood commercial centers, entertainment venues, and a few residential uses. Both the proposed Harbor Mixed- Use Overlay and Harbor Residential Incentive Overlay would apply within this district. Downtown/Triangle Square Downtown/Triangle Square is located at one of the busiest intersections in Costa Mesa, where the SR-55 freeway (transitions to Newport Boulevard) and Harbor Boulevard intersect. The area within and surrounding Triangle Square is one of the busiest activity hubs in the community. Across the street from Triangle Square is the Costa Mesa Courtyards, a busy commercial center. The SoBECA Overlay and SoBECA Urban Plan apply to all properties
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