Item 18 - Appeal Application Nos. 2023-02 and 2023-03 for Cabrillo Town Center project

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in taller buildings in certain districts compared to existing uses, the overall changes that are proposed would be designed to create visually attractive and compatible uses. Additionally, future development would be required to adhere to policies identified in the City's General Plan Elements, as identified in the Regulatory Framework. Consequently, future development under the Overlay Zone would improve the existing visual character, and this impact was determined to be less than significant. Light and Glare Daytime Glare Implementation of the Overlay Zone, which entails development of commercial, residential, and office uses, could affect daytime views from adjacent sensitive land uses, such as residential neighborhoods located to the north along Sixth Street, to the west along Elk Street, and to the southeast of the Overlay Zone. Future development under the proposed Overlay Zone will create new sources of light and glare in the Overlay Zone. The Overlay Zone will result in greater intensity and density of development over that which exists, resulting in a greater potential for light and glare impacts. Artificial lighting will accompany all new development, including exterior lighting for parking lots, signs, walkways, and interior lighting which could be visible outside. Thus, some areas may experience an increase in lighting with future development. High -intensity structures will also cause spillover light to adjacent lots. Glare from reflective surfaces will occur with developments that use mirrors, bright lights, and other reflective surfaces for building facades. Generally, light poles and exterior lighting which spillover to adjacent properties may be considered adverse if these properties are considered light-sensitive uses, such as residential homes, hospitals, or nursing homes. In addition, driveway design, which directs vehicle headlights into sensitive land uses, could have adverse impacts. The use of reflective surfaces and facades on buildings could also create glare impacts on motorists driving along the surrounding streets. Avoidance of these design features can reduce adverse light and glare impacts. While daytime glare is currently at a minimum in the Overlay Zone, glare could be produced by the increased amount of surface area of the proposed commercial and retail structures, which could reflect or concentrate sunlight and result in a potentially significant impact. However, implementation of design features required by Mitigation Measure MM-OZ 4.1-1, including the use of non -reflective textured surfaces on building exteriors, as well as avoidance of the use of reflective glass, will ensure no significant impacts to off -site uses resulting from daytime glare from new development will occur. Ambient Light Implementation of the Overlay Zone would result in the redevelopment, intensification, and reuse of existing office or commercial uses, as well as development of limited vacant parcels. Nighttime lighting would be included in future project development in a variety of forms including: security Cabrillo Town Center City of Santa Ana Technical Memorandum August 2023 City Council 18 — 493 10/3/2023