HomeMy WebLinkAbout73-131 - Approving Environmental Impact Report for Redevelopment Planfl�
RESOLUTION NO. 73-131
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA, APPROVING THE ENVIRONMENTAL IMPACT REPORT FOR
THE REDEVELOPMENT PLAN FOR PROJECT AREA NO. 1 (DOWNTOWN
REDEVELOPMENT PROJECT).
WHEREAS, the City Council of the City of Costa Mesa has held a joint
public hearing with the Costa Mesa Redevelopment Agency to consider the adoption
of a Redevelopment Plan for Project Area No. 1 of the Costa Mesa Redevelopment
Agency; and
WHEREAS, the Costa Mesa City Council, at a public hearing held thereon,
has considered the Environmental Impact Report prepared in connection with the
preparation of said Redevelopment Plan, and all comments submitted by other
agencies, organizations, and community groups on said Environmental Impact
Report.
NOW, THEREFORE, the Costa Mesa City Council does hereby resolve as follows:
SECTION 1. The Costa Mesa City Council does hereby approve and adopt, as
the official Environmental Impact Report of the Council for Project Area No. 1,
that certain Environmental Impact Report attached hereto as Exhibit "A" and
incorporated by reference herein as though fully set forth at length, and finds
that only limited minor negative impacts on the environment will result from the
adoption and implementation of the Redevelopment Plan, and that, on balance, the
Plan will have an overall positive effect on the environment.
SECTION 2. Upon the adoption of the Redevelopment Plan for Project Area
No. 1 by the City Council of the City of Costa Mesa, the City Clerk is directed
to file the Notice of Determination attached hereto as Exhibit "B" and incorpor-
ated by reference herein as though fully set forth at length, with the County
Clerk of Orange County, in conjunction with the Secretary of the Costa Mesa
y Redevelopment Agency.
PASSED AND ADOPTED this 17th day of December, 1973.
May of the City of Costa Mesa
ATTEST:
Sjx,L,j 5.1
City Clerk of the City of Co a Mesa
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF COSTA MESA }
I, EILEEN P. PHINNEY, City Clerk of the City of Costa Mesa and ex -officio
Clerk of the City Council of the City of Costa Mesa, hereby certify that the
above and foregoing Resolution No. 73-131 was duly and regularly passed and
adopted by the said City Council at a regular meeting thereof held on the 17th
day of December, 1973.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of
the City of Costa Mesa, this 18th day of December, 1973.
City Clerk and ex -officio Clerk the
City Council of the City of CostW Mesa
RESOLUTION NO. 73-131
Exhibit
TO: County Clerk
Orane County
700 Civic Center drive West
Santa Ana, California 92701
NOTICE OF DETERtiINATION
Pursuant to California Public Resources Code Section 21152, and
14 California Adninistrative Code Section 15085(8), there is hereby filed with
you this Notice of Determination by the Costa Mesa Redevelopment Agency and
the City Council of the City of Costa ?Mesa.
(1) The Costa Mesa Redevelopment Agency, City of Costa Mesa,
California, and the Costa *resa City Council have caused to be prepared and have
considered an Environmental Innact Report, pursuant to California Public Re-
sources Code Section 2100, et sect., and 14 California Administrative Code
Section 15000, et sea., in connection with the preparation of the Pedevelopment
Plan for Project Area t.o. 1 (Downtown Redevelopment Project).
(2) The Costa Mesa Redevelon:ne.nt A7ency and the Citv Council of the
City of Costa ?Mesa have approved and adopted said Redevelopment Plan..
(3) The Costa Mesa Redevelorn,ent :1rencv and the City Council of the
City of Costa Mesa have determined that the Redevelonment Plan will have only
limited minor negative impacts on the environment and that on balance the Plan
will have an overall positive effect on the environnent.
City Clerk of the City of Costa 3T :esa ec`retary of the Costa '.'esa Redevelopment
i, Agency of the City of Costa 'Mesa,
California
The foregoing instrument is a correct copy
of the original on file in this office.
ATTESTr4�_s.
CITY CLERK OF THE CITY OF COSTA "'r
COUNTY OF ORANGE, STATE OF CA LIFO IA
DATED:_/�_w._
- 1 -
-1 7
DRAFT ENVIRONMENTAL IMPACT REPORT FOR
THE COSTA MESA DOWNTOWN REDEVELOPMENT PROJECT
1 INTRODUCTION
This supplement to the "Aeency Report to Council on the Downtown
Redevelopment Project" is designed to fulfill the requirements
of the California Environmental Quality Act of 1Q70 :,hich
calls fcr the preparation cf Envirorrentai Impact Feoorts for
development projects and consideration of these projects by iocal
authorities. This report follows the guidelines established
by the State Resources Agency and the City of Costa Mesa
Procedures for the !r�Iecantntinn of ^he California Environr,ental
Quality Act of 1G70, dated August 6, 1973.
Scope of the EIR
The scope of the EIR for the Damtown Redevelopment Project has
been defined by two factors:
1. The project is to result in the re -use of land now in urban
uses rather than substantial additions to urSan uses through
the conversion of raw land.
2. Currently, the status of the project limits the level of
detail that can be quantified and evaluated since the selection
Of actual development sites and types of development within
the Project Area have not been identified. At this point,
the detailed analysis of utilities city services and traffic
generation factors is hampered due to the fact that the
precise sites and the nature of the individual development
proposals remain unquantifiable.
In relation to this the EIR analyzes the impact of possible and
foreseeable changes in the Project Area.
The report is structured to deal with two general aspects of the
Impacted environment including:
I. the natural environment, and
2. the man made or "built" environment.
2 DESCRIPTION OF THE PROJECT
1. Location and Boundaries of the Proposed Project
The boundaries of the Redevelopment Project Area are
indicated in Figure 1 and generally include:
1. 19th Street on the north
2. Orange Avenue on the east
3. 17th Street on the south
4. Pomona Avenue and the pror_osed Newport Freeway alignment
on the west.
Figure 2 indicates the relationship of the Project Area to
the City of Costa Mesa and adjacent areas in the region.
Within the project it is anticipated that the primary
emphasis for development will include the commercial strip
area adjacent to harnor iioulevard, Newport Boulevard, 19th
Street, and 17th Street as well as light industrial develop-
ment in the southern portion of the Project Area.
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2. Statement of Proiect Obiectives 0
rr —
The overriding goals of the City of Costa Mesa in initiating o
the Downtown Redevelopment Project include:
1. The correction of existing social, physical and environ- w
mental problems which hinder the development of the
Project Area to its maximum potential.
2. The correction of deficiencies in the existing circulation
system throughout the Project Area that currently
constrict east -west and north -south traffic movement.
In order to accomplish the stated Project Goals, the Agency
will structure project activities toward accomplishment of
the following objectives:
1. Removal of structurally substandard and unsafe buildings
from the area.
2. Elimination of incompatible land uses and reassembly of
certain parcels of land to optimize the potential for
development.
3. Stimulation of private investment, and the resultant
Improvement in the City's economic health, employment
opportunities, and tax base.
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FIGURE 1; PROJECT AREA BOUNDARIES
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Y\ ry
. COSTA MESA
REDEVELOPMENT PROGRAM
WltSM- 'a HA\1
City of
Costa Mesa
and Vicinity
COSTA MESA w
REDEVELOPMENT PROGRAM
WILSM*& HAM A#=
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4. Retention of certain buildings and facilities which are
functionally and economically feasible of rehabilitation
and which are compatible with the land uses permitted by
the Redevelopment Plan.
5. Provision of proper zoning and land reuse standards that
will prevent uses and operations that are of a blighting
influence.
6. Provision of adeauate vehicular traffic circulation
throughout tce area through t5e irprove:ent of streets
that are to remain and the addition of new streets where
necessary.
General Descrirticr of Prc�cct Characteristics
The Redevelopment Plan for the Project indicates the following
actions wiil be required to bring the Project to completion:
1. Acquisition of certain real property;
2. Relocation assistance to displaced non-residential and
residential occupants;
3. Demolition or removal of certain buildings and improve-
ments;
4. Installation, construction or reconstruction of streets,
utilities, and other public improvements;
5. Disposition of property acquired for uses in accordance
with this Plan;
6. Redevelopment of land by private enterprise or public
agencies for uses in accordance with this Plan.
Site Clearance: The Project Area is completely urbanized and
redevelopment will necessarily involve the demolition of
existing development and returning certain sites to rough
grade. Demolition will not involve the entire project and
will be based on selective acquisition as development proposals
are finalized. All demolition activity involved in the
project will require permit approval by the City of Costa
Mesa.
3
Project Development: Development of the project will involve:
1. consolidation of parcels for sale;
2-. the relocation, modification and installation of utilities
and streets;'
3. construction of new Project Area development with the
associated grading, site preparation and utility instal-
lation required.
Development at the final phase of the project is estimated
to approximate the land utilization pattern indicated in
Table One.
TABLE 1
ESTIMATED L.'.NO USE ALLOCATIONS
DOWNTOWN REDEVELOPMENT PROJECT
Use Area Involved
Medium Density Residential 33 Ac/462 d.u.
High Density Residential 20 Ac/510 d.u.
Open Space; Park and Plaza 20 Ac± including plaza and mall areas
Commercial and Parking 24 Ac± 600,000 - 700,000 g.f.a.
Industrial 19.5 Ac± 360,000 sq. ft. g.f.a.
It should be noted that development in the Project Area
does not involve a major expansion in the amount of retail
space available or a substantial change in the current land
use pattern indicated by existing zoning and the General
Plan. Rather than this the plan proposes the replacement
of marginal and functionally obsolete commercial and indus-
trial facilities and the filling in of built up areas that
are now undergoing piecemeal transition to higher residential
densities.
Project Design: Figures 3 and 4 indicate possible design
alternatives for the Project Area. In each of the alternatives
the design involves substantial additions to the open space
system through the development of a series of mall and plaza
areas integrated with other types of development. In
addition to the development of mall and plaza areas the
project will involve expansion of parking areas located
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adjacent to the commercial areas, development of 19th and
17th Streets as arterials through the Project Area and
development of 18th Street as a collector within the Project
Area,
Other street modifications proposed for the final stages of
the project include major modifications to Harbor and Newport
Boulevard. However, the type of modification necessary is
continent on the timing, alignment, and ramp configuration
of the proposed ye+•sport Freeway and cannot be determined at
this stage of the project. -,'.-
Design and actual development within the project will be
regulated through development standards for lot size, floor
area, setbacks, landscaping, Binns and screening as riell as
covenants and restructions developed in conjunction with
individual land disposition contracts.
*In terms of importance, the development of the Newport Freeway
through the Project Area is critical since it will result in
the segregation of through traffic and locally oriented business
traffic.
5
FIGURE 3: ILLUSTRATIVE SITE PLAN
Option
COSTA MESA
REDEVELOPMENT
0 A a'
PROGRAM
WILSEY& HANI
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FIGURE 4: ILLUSTRATIVE SITE PLAN
Option 2
COSTA MESA
REDEVELOPMENT PROGRAM
3 ENVIRONMENTAL SETTING
The current environmental setting of the Project Area is analyzed
to establish conditions presently existing in the project
environment and provide a base for the assessment of impact or
changes in the environment that can be anticipated.
Natural Environr-ent
Topography and Geologic Conditions-. The Project Area is located
in the south-ea=_te rn cortion of Costa Mesa on the mesa that
extends north and south throuchout the City parallel to the
Pacific Ocean. Elevations in the Project Area range from 85} ft.
in the northern portions of the project to 95+ ft. in the southern
portions of the Project Area. The area is relatively void of
extreme topographic variations, significant geologic formations,
and it slopes gently to the south.
Seismology: The probability of seismic activity is a contingency
which must be planned for arrywhere in the Southwest. While the
possibility of predicting the exact nature of seismic activity
is currently improbable, investigations can indicate the presence
of faults within the Project Area.
No faults have been mapped on the site. Ho.jever, minor fault
traces have been mapped to the north and west of the Project
Area. These fault traces represent minor extensions of the
Inglewood Newport Zone of Deformation and have no known history
of activity. -
Soils: Interviews with Costa Mesa building Department Officials
indicate that there are few if any major soil problems in the
Project Area. However, soils in the southern portions of the
project are known to have an expansive nature and specific sites
may require additional foundation and engineering consideration
pending the results of required soils test before development can
proceed.**
*Interview, Costa Mesa Planning Department, November, 1973.
Draft Orange County Open Space Element, 1972.
State of California, Earthquake Epicenter and Fault Map:
Southern California Area.
**Interview, Costa Mesa Building Department, November, 1973•
A ILSEY& HAM 6
V
Climate and Air Quality: The City of Costa Mesa is known for
its climate and high air quality. The climate (Koppen CSb) is
a Mediterranean type with mild summers and mild, warm winters
and is influenced significantly by the proximity of the site to
the Pacific Ocean.
Generally, the area has lour to moderate smog levels throughout the
year, both from vehicle and stationary sources. It should be
noted that contaminants from vehicle sources can be expected to
increase as the volume of traffic within the Project Area increases
due to possible freeway develo_nent, and increase traffic on
arterials generated from development outside the Project Area.
Wildlife and Vegetation: The site is now completely urbanized
and is not the habitat for any rare or endangered species.
Vegetation on the site is nan induced and native forms of
vegetation have been eliminated through the piecemeal transition
of the site to urban uses.
The Man -Made Environment
Social Conditions: The "Costa Mesa Housing Element" and the
"Costa Mesa Fact and Figures Report" published by the City
Planning Department indicate the area is somevrhat unique in
the City of Costa ;lesa. The census tracts included in the
Project Area generally included a higher incidence of uner-mloy-
ment, households below the 'poverty level, and elderly than the
City as a whole in 1970. Additionally, median family income in
Project Area Census tracts ranged between 57,900 and $9,480 in
1969 while the citywide median was $11,334 in 1969. The following
table compares selected data indicating social conditions in
the Project Area with City totals for the same information.
TABLE 2: SELECTED
SOCIAL CHARACTERISTICS
Project
Area
Characteristic City
of Costa
Mesa Census
Tracts
% Unemployment
5.7%
4.1% -
6.5%
% Below Poverty Level
9.3%
10.6% -
18.76
Elderly Population (65+)
7.0%
11.8% -
14.3%
Family Income
$11,334
$7,902 -
$9,987
Household Size
2.92
2.25 -
2.68
Home Ownership
52%
27.1% -
43.7%
Overcrowded Units
4.8%
3.6% -
6.5%
Median Home Value
27,300
$21,200 -
$24,600
Median Rent
146
$127 -
$143
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Economic Conditions: Initial market studies for the Downtown
Project Area indicate the possibility for limited expansion in
the retail and office development sectors if adequate sites can
be made available.
However, it should be noted that the emphasis of the redevelopment
program must be devoted to a restructuring of the existing
commercial areas into workable tenant groups through the cluster-
ing of compatible retail facilities and the replacement of marginal
and obsolete commercial structures with new development.
In light of the limitations for substantial additions to the
inventory of commercial space, it is recommended that Project
Area development and land marketing be oriented toward the
following ends:
1. Restructuring existing commercial space,
2. Attracting local office and convenience retail uses into
the Project Area,
3. Possible development of a series of merchants' condominium
. developments for compatible commercial uses.
Table 3 includes an inventory of commercial space within the
Project Area.
Circulation: The circulation conditions are highly defective in
the Project Area and create blighting conditions that now hinder
proper development. The existing circulation network in the
Project Area is characterized by irregular intersections that
create severe traffic hazards and constrict the flow of traffic
on major arterial highways. These conditions are most severe
at the intersection of Harbor Boulevard, Newport Boulevard and
Center Street and have been generated by substandard design
and intersection spacing.
Archaeological/HisCorical Conditions: Interviews with the Costa
Mesa Planning Department indicate the Project Area is not the
site of material or artifacts with archaeological or historical
significance.
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* Rounded to nearest 1,000
** Does not include hospital
Source: Larry Smith and Company, 1973.
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TABLE 3
COSTA MESA
REDEVELOPMENT
AREA
RETAIL
INVENTORY AND SALES CAPACITY
4 IMPACT ANALYSIS ,
Percent
Typical
Sales
The analysis of environmental impacts from the Project include
Type of Space
Square Feet*
of Total
Productivity
Caoacit
both natural and man-made environmental considerations.
Sales/Sq.FE.)
$'60's
DSTM
Natural Environment
General Merchandise
5,000
.7%
$ 50
S 250
Apparel
13,000
1.9
50
650
Topography, Geologic and Seismic Conditions: The gently sloping
Furniture E Appliance
129,000
19.0
35
4,515
nature of the site will not require significant modification to
Specialty
704,Oo0
15.4
55
5,720
accommodate the Project, and it is anticipated that conventional
grading and earthmoving equipment can be utilized.
Total
251,000
37.0a
$ 50
$11,135
Development of the site will replace substandard structures with
Other Retail
structures developed in accordance with current engineering and
Hardware
21,000
3.0%
$ 40
$840
building codes. At the Project level it is anticipated that this
Food
8,000
1.2
100
800
replacement will reduce seismic hazards on the site. Hawever, for
Automotive
32,000
4.7
40
1,280
each proposed development it may be necessary to require additional
Eating E Drinking
50,000
7.4
65
3,250
soils and engineering geology reports to analyze the precise nature
Drug
12,000
1.8
70
81+0
of structural requirements necessary.
Total
123,000
18.1%
$ 75
$ 7,010
Soils: Soils reports will be required before development can
proceed within the Project Area and interviews with the Costa Mesa
Services
Building Department indicate that Project development can proceed
Personal
43,000
6.3%
$ 40
$ 1,720
with typical building foundations. However, in the southern por-
Business
19,000
2.8
50
950
tions of the Project Area special footings and foundation require -
Automotive
14,000
2.1
25
350
ments may be required due to the expansive natt•re of the soil.
Amusement
43,000
6.4
20
860
Climate and Air Quality: The Project will not significantly
Total
119,000
17.6%
$ 40
$ 3,380
affect the climate in the Project Area, the City of Costa Mesa or
the air basin in which it is located.
Office
F.I.R.E.
37,000
5.5%
--
--
The major impact on air quality due to the Project will result
Healthy*
49,000
7.2
--
--
from proposed residential development that will increase the number
Legal
1,000
.1
--
--
of commuting trips to and from the Project Area. Significant in -
Social
5,000
.7
--
--
creases in contaminants due to modifications in the circulation
Educational
8,000
1.2
--
--
system and commercial restructuring are currently not anticipated
Professional
16,000
2.4
--
--
due to the fact that street modifications proposed are necessary
Miscellaneous
17,000
2.5
__
__
to accommodate existing and projected volumes occurring with or
•
without the Project'and the commercial restructuring will not
Total
133,000
19.6%
__
result in substantial modifications to the total area of the
--
current business district.
Vacant
52,000
7.7%
--
--
The following table approximates the generation of contaminants
created by residential development in the Project Area at the
Grand Total
678,000
100.0%
--
$22,025
maximum level of development.
* Rounded to nearest 1,000
** Does not include hospital
Source: Larry Smith and Company, 1973.
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TABLE 4: RESIDENTIAL VEHICULAR EMISSIONS)
Typical Vehicle 19752
Contaminant Trips/Day3 Daily Emissions
Co 9000 2.79
NO, 9000 •22
Hyro-carbons 9000 .32
lin metric tons.
ZCal. mode 7 test: 31.0 gms/mile CO; 2.4 gms/mile NOx; 3.5
gms/mile Hydro -carbons.
Nine trips/unit/day; 10 mile average commute trip.
This represents approximately a 35 percent increase over existing
emissions.' While the increase over existing development is sig-
nificant the Costa Mesa General Plan proposes high density devel-
opment in the residential portions of the Project Area and imple-
mentation of the General Plan without the Project would result in
the same or higher contaminant levels.
Wildlife/Vegetation: Requirements for on-site landscaping and the
development of public park/plaza and mall areas will restore
vegetation to the site and Project development will not affect
animal life in the urbanized areas in or surrounding the Project.
Man -Made Envirorment
Relocation: The Project may result in the relocation of business
and residents from the Project Area. Any displacement generated
by the Project will be carried out under provisions of the Redevel-
opment Plan. While the exact nature of the relocation load gener-
ated by the Project cannot be estimated currently, the Agency is
required to provide assistance in finding new locations and
relocation payments.
Standards for relocation are included in the "Agency Report to
Council on the Plan" and the "Redevelopment Pian for the Downtown
Project."
Population Growth: Population growth in the Project Area will be
created by increased residential development and will result in a
*It should be noted that under the 1975 Interim Federal Standard
for California contaminants would be significantly lower.
It
total Project Area population of approximately 2400-2500 people
at maximum development or an increase of approximately 1000 persons
over the existing population level in the Project Area.
Effects on School Population: The use of rehabilitation of
existing residential dwellings in conjunction with the development
of multi -family dwellings through incentive zoning where such uses
are permitted indicate that the Project will have an impact on the
school population. Assuming development of the residential areas
to full capacity, the Project Area will include approximately 1000
dwelling units. Utilizinq an enrollment generation factor of .90
students per unit for townhouse and cluster housing and .35 students
per unit for multiple dwellings, the total student 'population will
be approximately 600 students. This enrollment compares with a
current enrollment of 465 students. Thus, the Project at full
residential capacity will result in a total enrollment increase of
approximately 135 to 150 students over the existing enrollment.
However, added tax base eventually taxable by the school districts
from development in the Project Area may generate revenues for
use by the districts to improve the quality of education.
Land Use: The Costa Mesa Planning Commission determined that the
Project is consistent with the General Plan. As development
occurs the Project represents a method to implement proposals in
the General Plan including provisions for the proposed commercial
center, residential and industrial uses.
Circulation: Traffic within the Project will increase due to both
Project -oriented activity and activity outside the Project Area.
The primary source of Project -generated trips over and above the
existing volume levels will be from residential and industrial
development and will include between 9,000 and 10,000 trips/day
at maximum development intensity. This will be in addition to
trips generated by the commercial area and the overall increase
in volumes projected at 3 percent to 5 percent/year on major
arterials.
Generally, it is anticipated that the proposed improvements to the
circulation system will improve the flow of traffic in and through
the Project Area. Development of the proposed Newport Freeway
through the Project Area is critical to maximizing the benefits of
circulation proposed within the Project, for only through freeway
development will the required segregation of local, business
oriented and through traffic be accomplished.
Noise Impact: The proposed Project Area will be subject to noise
emanating from freeway and arterial traffic. Figure 5 indicates
the likely impact of traffic volumes at various rates of speed on
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FIGURE 5
75 CNEL
65 CNEL
2000'
1000' .•'��•
i
0
c 500' 1O°•� �,,Q';,•
o .•' may:
W ••�� e'
t' 200' -
a ••• ' • Q
u 100' t•• �Qt
M
N • �/
0 50'x-
500 1000 20oo 500010,000 20,000
Peak Hour Traffic
Traffic Volumes and Noise Impact Areas
noise levels within the Project Area. CNEL levels of 65 or lower
are normally acceptable for residential development as well as
other land uses. Achievement of this noise level within the area
of the Project adjacent to major arterials and the proposed New-
port Freeway will require consideration in specific development
proposals for building placement, construction and noise barriers.*
While it is anticipated that the development of the proposed
Newport Freeway will have a positive impact on commercial and
industrial uses in the Project Area, the effect on residential
uses adjacent to the freeway may be undesirable. Should the free-
way have a negative impact on adjacent residential areas, the
Agency may offer most suitable methods for transition of the mixed
*Modifications for Freeway depression are not calculated and will
reduce the distance from the source to the 65 CNEL contour.
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law -density residential areas to freeway compatible uses. In
relation to the possibility of negative freeway impact, the �f
Redevelopment Plan indicates a series of alternative uses that
could provide a freeway compatible use should replanning of the
western portions of the Project be necessary in the late stages
of the plan implementation.
Open Space/Public Facilities: Improved traffic circulation will
permit greater access to the municipal services within and without
the Project Area. The development of new commercial uses will
create convenient and additional shopping and services to both the
Project Area and the City of Costa Mesa.
The development of pedestrian pathways and mail/plaza areas
integrated with proposed commercial and residential uses will
tend to enhance the accessibility of Costa Mesa Park to all
Project Area residents. The park is now physically separated
from residents on the east side of the Project Area by major
arterial highways.
Visual Impact: The visual impact of the Project will be positive
and will be a result of proposals for additional landscaping,
mall and plaza areas, street trees and street furniture, screening
of outdoor storage, sign improvements and design review by the
Redevelopment Agency.
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Exhibit P. 11
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91 -K
i
visual impact of the site on the surrounding area, and the
benefits to employees, shoppers and residents in a pleasant,
landscaped environment with modern facilities.
9 IRREVERSIBLE/IRRETRIEVABLE EFFECTS
Permanent effects of the project when implemented will include:
1. The comriittr-.ent of land within the Project Area for a sub-
stantial period of time (35 to 45 years) depending on the
rate at which development within the Project Area becomes
functionally and economically obsolete in relation to
changes in technology and iife styles.
2. The committment of substantial public facilities.
3. The permanent nature of traffic movements and their resultant
impact.
10 GROWTH INDUCING IMPACT
As discussed throughout the analysis, the primary area of growth
inducement will relate to the transition to more intense residen-
tial uses. This in'turn may create a limited increase in market
strength within the Project Area in the resultant response to
the change in demand.
However, the impact of higher intensity uses in the Project Area
will be influenced by the fact that development will occur under
redevelopment plan controls in a phased program. This in turn
will enable the City to provide the necessary utilities and public
facilities to accomodate the planned development. Thus while
the magnitude of development will be increased, the significance
of more intense development on City services will be small due
to the availability of resources to make the development compatible
with service systems.
17
MIMENTS:
Comments on the Draft Environmental Impact Report: Downtown
Redevelopment Project were solicited from the following agencies:
1. City of Costa i-lesa Environmental Review Group
2. Newport Mesa Unified School District
3. Coast Community College District
4. Costa lesa County Water District
5. Orange County Flood Control District
b. Orange County Transit District
7. Costa Nesa Park & Recreation District
8. Costa :lesa Sanitary District
9. Orange County Public Library District
There were, in general, no responses to our request for review.
Those comments that were received are included on the following
pages.
18