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HomeMy WebLinkAbout87-109 - Certifying Revised EIR for Victoria Street WideningRESOLUTION NO. 87-109 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF OOSTA MESA, CALIFORNIA, CERTIFYING FINAL ENVIRON- MENTAL IMPACT REPCFU NO. 1033 AS REVISED BY FINAL SUPPLEMENT ENVIRONMENTAL IMPACT REPORT NO. 1033-S FOR THE VICTORIA STREET WIDENING PROJECT. WHEREAS, the General Plan is a long --range, comprehensive document %hich serves as a guide for the orderly development of Costa Mesa; arra WHEREAS, the Public Facilities and Services Element of the General Plan provides for sufficient transportation systems within the City; and WHEREAS, the Master Plan of Highways, vh ich was last amended on November 21, 1983, by Resolution No. 83-36, designates Victoria Street as a secondary arterial; and WHEREAS, the City Council certified Final Envirormental Impact Report No. 1033 on July 7, 1987; and WHEREAS, the Planning Commission recommended adoption of the Composite Alternative as modified by Alternatives A, C, E, G, and H, arra installation of eight -foot sound walls on November 9, 1987; and WHEREAS, public hearings were duly held by the Planning Commission on October 12, 1987, arra by the City Council on November 23, 1987, in accord- ance with Section 65355 of the Government Code of the State of California, all persons having been given the opportunity to be heard both for and against Resolution No. 87-109; and WHEREAS, the City of Costa Mesa has prepared a Final Environmental Impact Report (EIR No. 1033) and Final Supplement Environmental Impact Report (EIR No. 1033-S) in compliance with the California Environmental Quality Act (CEQA) and the State EIR Guidelines; and WHEREAS, the City Council has reviewed and considered Final EIR No. 1033 as revised by Final Supplement EIR No. 1033-S in making its decision on proposed Resolution No. 87-109; and WHEREAS, the City Council by this Resolution adopts the Statement of Facts and Statement of Overriding Considerariors as required by Sections 15091 and 15093 of the State EIR Guidelines; and WHEREAS, the City Council desires to adopt the Composite Alternative as modified by Alternatives A, C, E, G, and H as the alignment for the widening of Victoria Street fran Harbor Boulevard to Canyon Drive; NOW, THEREFORE, BE IT RESOUJED by the City Council of the City of Costa Mesa that: 1. The City Council makes the findings contained in the Statement of Facts with respect to significant impacts identified in the Final EIR as revised by the Final Supplement EIR, together with the finding that each fact in support of the findings is true and is based upon substantial evi- dence in the record, including the Final EIR and Final Supplement EIR. The Statement of Facts is attached hereto as Exhibit "A" and incorporated herein by this reference as if fully set fzorth. 2. The City Council finds that the Final EIR as revised by the Final Supplement EIR has identified all significant environmental effects of the project and that there are no known potential environmental impacts not addressed in the Final EIR and Final Supplement EIR. 3. The City Council finds that all significant effects of the proj- ect are set fiorth in the Statement of Facts. 4. The City Council finds that although the Final EIR as revised by the Final Supplement EIR identifies certain significant environmental effects that will result if the project is approved, all significant 36 effects that can feasibly be avoided or mitigated will be avoided or miti- gated by the imposition of conditions for widening of Victoria Street arra by the imposition of mitigation measures as set forth in the Statement of Facts, Final EIR, and Final Supplen ent EIR. 5. The City Council finds that the Final EIR as revised by the Final Supplement EIR has described all reasonable alternatives to the project that could feasibly obtain the basic objectives of the project even when those alternatives might impede the attainment of project objectives and might be more costly. Further, the City Council finds that a good faith effort was made to incorporate alternatives in the preparation of the Draft EIRs, and all reasonable alternatives were considered in the review process of the Final EIR and Final Supplement EIR and ultimate decisions on the project. 6. The City Council f inds that the project should be approved, and that any alternative to this action should not be approved for the project based on the information contained in the Final EIR as revised by the Final Supplement EIR, and the data contained in the Statement of Facts, for reasons stated in the public record. 7. The City Council finds that a good faith effort has been made to seek out and incorporate all points of view in the preparation of the Daft and Final EIRs as indicated in the public record on the project, including the Final EIR and the Final Supplement EIR. 8. The City Council finds that during the public hearing process for the project, the Planning Commission and the environmental document evalu- ated alternative alignments and various mitigation measures, arra that the project, as approved by this Resolution, is included within that range of alternatives. Therefore, the City Council f inds that it is not necessary to refer the Environmental Impact Reports back to the Planning Commission for report and recaumendation. The City Council has considered the recam- mendation of the Planning Commission in its decision on the project. BE IT FURTHER RESOIWED by the City Council of the City of Costa Mesa that the Composite Alignment fDr the widening of Victoria Street as described in the text and maps of Final EIR No. 1033 as modified by Alternatives A, C, E, G, and H be adopted and Final Supplement EIR No. 1033-S be oertified as adequate. PASSED AND ADOPTED this 23rd day of ATTEST: 'YOL City -Clerk of the City of Costa a STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY CF CDSTA MESA ) Nove Mayor of the Cit of Costa Mesa I, EIIEEN P. PHINNEY, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and fore- going Resolution No. 87-109 was duly and regularly passed and adopted by the said City Council at an adjourned regular meeting thereof, held on the 23rd day of November, 1987. IN WITNESS WHEREOF, I have hereunto set my hand arra affixed the Seal of the City of Costa Mesa this 24th day of November, 1987. , Ci thy Clerk ani ex -of f 1c5 Clerk e City Council of the City of Cost esa 37 Exhibit "A" Resolution 87- CEQA FINDINGS AND STATEMENT OF FACTS November23, 1987 Significant environmental effects which adopted,ot be findi findings avoidedif lrespectptopsaed Victoria Street Widening project effects and Statement of Facts in support thereof, all with respect to the proposed Composite Alternative alignmentas nmodified difHari rd by Al ed atndeCanyon for the widening of Victoria Street Drive. BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guide- lines (Guidelines) promulgated pursuant thereto provide: "No public agency shall approve or carry out a project for which an environmental impact report has been completed andun which the identifies en i fi es one or more significant effects of the project agency makes one or the an�edobyny written a statement,nofnfactsfor supporteach f the e significant effects, accompanied ing each finding. The possible findings are: 1. Changes or alternatives have been required in, or incorporated into, the project which mitigate or avoid the significant environ- mental effects as identified in the Final EIR; 2. Such changes or alterations are within the responsibility and Jthe ur- isdiction of another public agency and not the agency 9 finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency; 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR. The City of Costa Mesa proposes to widen Victoria Street between Harbor Boulevard and Canyon Drive within the Composite Alternative alignment as modified by Alternatives 11, as described in Final Supplement EIR No. 1033 S. The widening of Victoria Street constitutes a project under CEQA and the Guidelines, and the city of Costa Mesa has EIR ared nS)nvi- ronmental Impact Report (EIR 1033) and Final Supplement the project. The EIRs ifor dentify certain significant effects which may occur as a result of the proposed project. Further, the City CHlterl wishes to adopt the Composite Alternative alignment, as modified by natives kas shown in Final EIR 1033 S, entitled "Victoria Street Widening Final Supplement 1033 S", and has determined that the EIR for Resolution 87-jj4 is complete fi din ysase been prepared are made:accordance with CEQA and the Guidelines. e 14QS:1 8 EFFECTS DETERMINED TO BE INSIGNIFICANT Final EIR 1033 and Final Supplement EIR 1033 S for Resolution 87 have concluded that the Victoria Street Widening Project would not have any sig- nificant adverse impacts on: Schools (pages 10, 11, 15 - EIR 1033 S) Rental Housing (page 15, EIR 1033 S) FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE VICTORIA STREET WIDENING PROJECT, AS DESCRIBEDR LU- TrnN Q7 - EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF INSIGNIFICANCE Land Use 1) Impact Implementation of the proposed widening project will require the acquisi- tion and clearing of property located within the planned right-of-way for Victoria Street. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The city shall compensate all landowners for full or partial taking of land and improvements. b. The city should reappraise all parcels subject to taking at their full market value. 2) Impact Implementation of the project may impact an area of general archaeological interest north of Victoria Street between Canyon Drive and American Ave- nue. An identified site, CA -Ora -165 is located west of Canyon Drive. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. A limited field survey of potential archaeological resources in the area north of Victoria Street between American Avenue and Can- yon Drive should be completed prior to issuance of grading per- mits. All subsequent actions shall be defined in accordance with Appendix K. Archaeological Impacts, of the CEQA Guidelines. 14QS:2 39 3) Impact Increased traffic volumes and increased traffic speed, along with the pro- posed configuration require clear identification of pedestrian crosswalks and school crossings for safe passage. Findin s Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The final street design shall include appropriate crosswalks and school crossings with signage and signals in accordance with city standards. 4) Impact Implementation of the project will result in public acquisition of approxi- mately twelve acres of primarily residential land for public right-of-way. The area is likely currently deficient in open space. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. City landscape plans for the right-of-way should provide attrac- tive open space areas for public use. b. The city should develop one or more public neighborhood or commu- nity parks, linear parks or pocket parks to increase open space in the neighborhood. Population/Housing 1) Impact The widening of Victoria Street is projected to displace approximately 90-100 dwelling units and approximately 250 persons. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The city should acquire properties impacted by the project at their fair market value based on a current appraisal. b. The city should assist residents displaced by the project in loca- ting suitable replacement housing and provide relocation payments to displaced residents. 14QS:3 At n c. The city shall continue to provide housing rehabilitation assis- tance to qualified landowners through the Community Development Block Grant Program. 2) Impact Displacement of residents may include a large percentage of tow income households, presumably now occupying rental housing in units proposed for acquisition. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. Relocation or rental assistance for displaced residents should include special provisions for assisting low income households. Transportation/Circulation 1) Impact Traffic forecasts based on General Plan buildout indicate future volumes on Victoria Street between Canyon Drive and Harbor Boulevard cannot be accommodated within the current alignment with acceptable levels of ser- vice. The proposed widening is a mitigation measure, in itself, to achieve acceptable levels of service along this roadway segment. However, the Harbor Boulevard/Victoria Street intersection is projected to operate at level of service E and the Brookhurst Street and Hamilton Avenue inter- section is projected to operate at level of service E during the evening p.m. peak hour. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The city should construct an additional westbound right -turn lane on Victoria Street at the Harbor Boulevard and Victoria Street intersection. b. The cities of Costa Mesa and Huntington Beach should evaluate whe- ther additional intersection improvements are feasible for the Brookhurst Street and Hamilton Avenue intersection to achieve an acceptable future level of service. 2) Impact Traffic flow along the roadway segment is currently restricted by the two-lane street configuration and by vehicles entering or leaving the 111 driveways fronting Victoria Street. These impacts would increase in the future without the project. 14QS:4 41 - Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The Composite Alternative alignment retains the current alignment of Victoria Street between State Street and Placentia Avenue as a frontage road, greatly reducing the number of driveways fronting Victoria Street. Proposed acquisitions in other locations also reduce the total number of driveways with the project to approxi- mately fifty. b. A parking study should be completed to assure that all lots will have adequate parking available. 3) Impact If alternate parking areas are not available, some units may have short driveway aprons and inadequate parking when the project is implemented. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The city should acquire units where no parking area remains with implementation of the project, or where short driveway aprons pre- vent access to garages without an adequate' turning area. In the initial field reconnaissance, seven units with these characteris- tics were identified. The actual impact and most appropriate miti- gation measure cannot be identified until street design plans are completed. 4) Impact Implementation of the project will result in restricted access to indivi- dual properties during construction. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. Access to private driveways should be maintained during construc- tion whenever possible and blockage for any parcel should not exceed five days. Air Quality 1) Impact Implementation of the project will result in short-term air quality impacts related to fugitive dust from construction activities in a predomi- nantly residential area and from vehicular emissions from construction equipment. 14QS:5 42 Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. Compliance with South Coast Air Quality District Rule 4U3 (Fugi- tive Dust Emissions) is required to reduce construction generated dust. b. All construction vehicles shall be equipped with proper emission control equipment. 2) Impact Without the project, future traffic volume increases along Victoria Street will result in further deterioration of air quality because of the lane constrictions, interruption of traffic flow, delays at traffic signals and "bypass" traffic intruding into residential neighborhoods. The project will improve local air quality by facilitating traffic flow, providing lane capacity and increased separation between the pavement and adjacent residences. Findings Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. Traffic signals along the segment should be synchronized to pro- vide for an efficient, uniform flow of traffic and to avoid air pollutant emission increases associated with "stop -and -go" driv- ing. 3) Impact If future vehicular emission rates do not decline, as now projected, the Z4 vehicular emissions at intersections would be higher with than pro�ec than existing emissions, but lower than future conditions without the pro- ject. Vehicular emission technology for automobiles is regulated by the U.S. Environmental Protection Agency and regulations for vehicles in Cali- fornia are regulated by the California Air Resources Board. Vehicular restrictions could also be imposed by the South Coast Air Quality Manage- ment District. Findings Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the findings. Such changes have been adopted by such other agency or can and should be adop- ted by such agency. 14QS:6 Acoustics 1) Impact Implementation of the project will result in short-term construction -rel a - ted noise increases. Findings Changes, alterations, and other measures have been made in or incorporatea into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. Construction shall be limited to daytime hours and restricted on weekends. All construction vehicles shall be equipped with noise reduction mufflers. 2) Impact The roadway widening will accommodate projected traffic increases not directly related to the project. However, the roadway widening will result in widening the CNEL noise zone (without mitigation) as a function of increased traffic volumes, changes in travel lane geometries and increased traffic speed. Findings Changes, alterations, and other measures nave been made in or incorporatea into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance in that: a. The city should construct sound barriers along Victoria Street at continuous intervals whenever possible to attenuate potential noise increases due to future projected traffic. b. Additional noise modeling should be completed concurrently with project design of sound walls for the project. Field noise moni- toring to verify the effectiveness of intervening buildings as noise attenuators is recommended. c. An Acoustical Insulation Program, which provides compensation for structural attenuation to interior levels within city noise limits of 45 dBA should be provided to property owners located in areas not attenuated by sound walls. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED Land Use 1) Impact Partial acquisition will result in the loss of land and site improvements which may be irreplaceable. 14QS:7 44-. Findings 1. Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which mitigate this significant impact. in that: a. The city shall compensate all landowners for partial taking of land and improvements. In limited instances, this compensation shall include severance compensation. 2. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and Final Supplement EIR and incorporated into the project as set forth above. 3. Specific economic, social or other considerations make infeasible the project alternatives identified in the Final EIR and Final EIR Supple- ment. Project alternatives were rejected as infeasible, based on economic, social and other considerations as set forth in the Statement of Facts, the Final EIR, the Supplement EIR, and are summarized below: a. The "no project" alternative was rejected because projected traf- fic volumes for General Plan buildout cannot be accommodated within the current roadway, existing and projected noise impacts would exceed city standards and increasing numbers of vehicles may use local residential streets as "bypass" routes because of conges- tion on Victoria Street. b. Alternative B was rejected because the alternating lanes ao not serve projected capacity needs for buildout of the General Plan, access restrictions and the lack of opportunities for mitigation of noise impacts. c. Alternative D was rejected because the reordering of traffic improvements does not accommodate projected traffic demands for buildout of the General Plan. The impacts of partial mitiyation would not be avoided in this alternative. d. Alternative F was rejected because of the increased travel, access restrictions, lack of mitigation of noise impacts and traffic and land use impacts on other roadway segments. However, this alterna- tive could avoid acquisition of additional right-of-way on Vic- toria Street. e. Partial acquisitions would also occur if any of the three align- ments evaluated in EIR 1033 were selected. The primary reason for rejecting these alternatives is the lack of opportunities for miti- gation of noise impacts and the large number of driveways fronting Victoria Street. Two of the three alignments evaluated in EIR 1033 likely result in more partial acquisitions than the Composite Alternative because of a symmetrical alignment. 14QS:8 4. The remaining, unavoidable significant effect is acceptable when compared to and balanced against facts set forth above and in the Statement of Overriding Considerations. Acoustics 1) Impact Some units fronting Victoria Street and some units fronting streets inter- secting with Victoria Street currently experience noise levels beyond 65 CNEL in exterior residential areas and are projected to continue being exposed to noise levels beyond 65 CNEL in exterior areas with implementa- tion of the project or implementation of any of the project alternatives except Alternative F. Findings 1. Changes, alterations, and other measures have been made in or incorpor- ated into the project, or are otherwise being implemented, which miti- gate this significant impact in that: a. The city should construct sound barriers along Victoria Street at continuous intervals whenever possible to attenuate potential noise increases along the segment. b. An Acoustical Insulation Program should be offered to property owners adversely impacted by exterior noise levels beyond 65 CNEL in locations where sound walls are not proposed. c. Additional noise modeling should be completed concurrently with project design of sound walls for the project. 2. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and Final Supplement EIR and incorporated into the project as set forth above. 3. Specific economic, social or other considerations make infeasible the project alternatives identified in the Final EIR and Final EIR Supple- ment. 4. Project alternatives were rejected as infeasible, based on economic, social, and other considerations as set forth in the Statement of Facts, Final EIR and Final Supplement EIR, and listed below: a. The "no project" alternative was rejected because projected traf- fic volumes for General Plan buildout cannot be accommodated within the current roadway, existing and projected noise impacts would exceed city standards and increasing numbers of vehicles may use local residential streets as "bypass" routes because of conges- tion on Victoria Street. b. Alternative 6 was rejected because the alternating lanes do not serve projected capacity needs for buildout of the General Plan, access restrictions and the lack of opportunities for mitigation of noise impacts. 14QS:9 46 c. Alternative D was rejected because the reordering of traffic improvements does not accommodate projected traffic demands for buildout of the General Plan. The impacts of partial mitigation would not be avoided in this alternative. d. Alternative F was rejected because of the increased travel, access restrictions, lack of mitigation of noise impacts and traffic and land use impacts on other roadway segments. However, this alterna- tive could avoid acquisition of additional right-of-way on Vic- toria Street. e. Alternative E, which was not rejected, proposes sound walls on intersecting streets be implemented where feasible and agreeable to the adjacent property owner. As discussed in the Final EIR Sup- plement, only nine locations appear feasible because of driveways or lack of distance between the street and the unit. Each poten- tial location shall be considered on a case-by-case basis during the design process. f. Alternatives A, C and E propose additional sound walls at various locations and increase attenuation in those areas. However, some exterior residential areas may remain unattenuated with these alternatives. g. Each of the three alignments evaluated in EIR 1033 would result in more exterior residential areas exposed to noise levels above 65 CNEL than the Composite Alternative, as modified by Alternatives 5. The remaining, unavoidable significant effect is acceptable when com- pared to and balanced against facts set forth above and in the State- ment of Overriding Considerations. Project Alternatives The "no project" and ten (10) additional project alternatives are evalua- ted in EIR 1033 as revised by Final Supplement EIR 1033 S. The alignment and street configuration proposed for the Composite Alternative, as modi- fied by Alternatives provides mitigation for potential environmen- tal impacts identified in IR 1033 by reducing the number of driveways fronting Victoria Street, by providing a landscape buffer and by proposing construction of sound walls in several locations. The following summary lists the alternatives to the Composite Alternative, as modified by Alter- natives and reasons listed for rejection of the remaining alterna- tives not selected. EIR 1033 None of the alternatives was rejected. EIR 1033 S Alternative B: The existing travel lanes would be modified to allow two lanes eastbound in the morning and two lanes westbound in the evening. 14QS:10 4 7 This alternative was rejected because of the access restrictions, lack of opportunities to mitigate noise impacts and its inability to serve projec- ted traffic demands relative to the Composite Alternative. Alternative D: This alternative proposes a reordering of traffic pro- jects, with the widening of Victoria occurring when others are complete. This alternative was rejected because projected traffic volumes cannot be accommodated and noise impacts are not mitigated unless the widening is completed. Alternative F: This alternative converts Victoria Street to a one-way eastbound operation with Wilson Street becoming one-way westbound and Can- yon Drive a one-way southbound arterial. This alternative is rejected because of the access restriction, lack of opportunities for noise attenua- tion and increased vehicular travel relative to the Composite Alternative. No Project: This alternative does not accommodate project traffic, and results in increased noise and air quality impacts and increased traffic congestion along Victoria Street. This alternative was rejected. 14QS:11 48 STATEMENT OF OVER U DING CONSIDERATIONS The California Environmental Quality Act requires a public agency to balance the benefits of a proposed project against its unavoidable environ- mental risks in determining whether to approve the project. The city of Costa Mesa has determined that the unavoidable environmental risks of this project are acceptable when balanced against benefits, giving greater weight to the unavoidable environmental risks. In making this determina- tion, the following factors and public benefits were considered or deci- sions made: 1. The implementation of the widening of Victoria Street will provide needed system capacity based on buildout of the General Plan. 2. The Master Plan of Streets and Highways designates Victoria Street as an 84 -foot arterial which requires widening from the current 60 -foot right-of-way. 3. The projected level of service for intersections along the segment pro- posed for widening will be unacceptable without the project; the widen- ing of Victoria Street is projected to result in acceptable levels of service at area intersections with the recommended mitigation mea- sures. 4. Implementation of the project will provide additional lane capacity, facilitate traffic flow, minimize the intrusion of traffic in residen- tial neighborhoods and minimize the number of driveways fronting Vic- toria Street. 5. The widening of Victoria Street will provide opportunities to con- struct sidewalks, bike lanes or bike trails and a landscape buffer along many segments. 6. The widening of Victoria Street will present opportunities to lower the noise levels for many locations to acceptable city standards by construction of adjacent sound walls. 7. The retention of a portion of the existing alignment as a frontage road will separate local and commuter traffic, provide access, parking and separation for adjacent units. 8. The construction of a landscape buffer along portions of the segment will provide additional public open space for area residents, either as a linear, neighborhood or community park. 14QS:12