NS-2222 - Rezoning Certain Property in the Area of North Harbor Boulevard to the Specific Plan...

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NORTH HARBOR ~OULEVARD SPECIFIC PLAN of the street outside the study area, and as occurs both to the north where it runs through Garden Grove and to the south through Fountain Valley. The northern and southern entrances to the planning area are marked by a noticeable change in visual character, as well as by large billboards. The. major factor influencing this change in character is the marked change in landscape quality and in the quantity of vegetation. Both to the north and to the south of the study area, the median is landscaped to include some tree planting and trees, forming the visual boundaries on either side of the road. Although some of the problems found within the study area, for example above ground utility lines and poles, are also found elsewhere along Harbor Boulevard, the overall effect is softened and unified by the landscape to create a more harmonious environ- ment. A 2.6 DESIGN ISSUES From the study of views and visual quality, a humber of design issues arise that need to he addressed in order to formulate the proposals for the future development of the study area. These design issues concern mainly the problem elements or groups of problem elements that occur within the study area and the resulting char- acter zones. From a design standpoint, the zones fall into three major categories; development related, land- scape related and vehicle related. A 2.6.1 Development Related Design Isures Vacant Sim/Open Sites The presence of vacant sites is a major negative factor to the area's appearance and spacial definition. Vacant lots offer the greatest opportunity for new development within a relatively short time frame. However, at issue is the type of new development that could occur, together with project timing. If the pressure to develop overrides the desire for visual and environmental improvement, it is likely that less consideration will he given to the effect of the new development on the streetscape. As the study area is upgraded, new devel- opments should enhance the visual quality of the area. Site planning, architectural style and quality and land use should all center on the theme of high standards of design. Low Architectural Standards/Door Quality BuildingslUndesirab~e Uses planning area do not have high visual standards. They are the major features that dominate the views. Also, many of the older buildings suffer from little or no maintanience. General improvements may be made by upgrading the overall environment and, in particular, the streetscape within which buildings are set. As such, the visual issues could he improved and softened by the impact of a higher quality setting. New buildings should he well planned and designed and he of a high architectural standard and aesthetic character. It is important to consider also the visual' impact of sites during the process of development, when sites will become vacant for a period of time prior to commencement of development operations. Low Rise and Single Story Buildings The desirability of having all single story buildings is an issue, particularly in relation to the lack of visual enclosure and spatial definition that is an inherent characteristic of the study area at present. Where new development is to occur, the height and mass of the new buildings will need to be carefully considered in relation to the overall se~ing on the lot and proposed character of the area. The decision as to whether to allow taller buildings in specific locations will have a very material effect upon the overall visual quality and identity of the area. Small Lots, Scattered Land Use Pattern Another main issue is whether visually it is desirable to have several different building styles and uses within a relatively small area, or alternatively to aim for single larger developments. Small lots do not allow for the comprehensive development of a significant area, which in turn may perpetuate the existing confused visual quality. This can he used to advantage to create visual interest, variety and character, if allowed in con- junction with strong development and improvement guidelines to ensure overall unity. Alternatively, if lots could he consolidated to form hrg- er sites, this would allow for comprehensive, well planned new developments that include landscaping and other desirable elements. Whether rehabilitation or new development is considered to he the favorable option, a consistent approach to design should be taken. An additional, but critical, issue is the perldng associated with new development. This is a key design issue particularly with regard to small lots, and will need to be addressed in line with new proposal. @ The majority of the existing developments within the 13