94-021 - Final Environmental Impact Report for the North Harbor Specific Plan

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390 RESOLUTZON 94-021 option 1 - Beautification. Under this alternative, existing General Plan land use and circulation policies would be implemented; Harbor Boulevard would be devoted primarily to general strip commercial development. Improvements to the internal circulation system as identified in the General Plan would be implemented including various street widenings and intersection improvements. Circulation improvements identified in the General Plan are incorporated by reference. Additionally, this alternative would propose the following visual improvements: Introduction of strong avenue tree planting; landscaping of central medians with trees shrubs and grass; improvements to all major intersections by the introduction of special paving, feature tree planting and additional landscaping along property frontages; landscaping and boundary improvements to vacant lot frontages; landscaping of wide property setbacks; and entry monuments and other features to identify the area. Impacts to the following would be similar to the proposed Specific Plan: Air quality, soils and geology, hydrology and drainage, traffic and circulation, noise, land use, aesthetics, light and glare, public services and utilities, population, housing and employment, and cultural resources. Traffic demand control measures, however, would be more easily implemented under the proposed Specific Plan than under this alternative because the proposed Plan encourages larger scale developments than would be anticipated under the General Plan. It should be noted that the General Plan does not allow residential development along Harbor Boulevard, while the proposed Specific Plan does. Therefore, the potential for adverse noise impacts is decreased with this alternative decreases with this alternative due to the location of these sensitive receptors. While this alternative would significantly improve conditions over those presently existing on the site, fragmented parcelization patterns and cluttering of unrelated and incompatible land uses would continue. The beneficial impacts resulting from this alternative would be less than the proposed Plan. LONG RANGE CONCEPT - MORE INTENSE COMMERCIAL AND OFFICE DEVELOPMENT ALTERNATIVE As with the previous alternative, this alternative was a concept prepared and reviewed during the preparation of the Specific Plan. Unlike the previous alternative, however, this was included in the Specific Plan as the Long Range Concept (Section 4.5 of the Specific Plan). Note that this concept is not the project itself, 26