Scotts Valley Town Center Specific Plan EIR Section 4.8 Land Use
The mixed-use development that could occur in some areas would likely help create communities involving a cohesive urban design program (including street modifications, streetscape amenities, landscaping, and architectural features). Mixed-use development can enhance the vitality and perceived security of an area by increasing the number of people on the street and creating a 24-hour presence in the neighborhood. Streets, public spaces, and pedestrian-oriented retail become places where people meet, attracting pedestrians onto the street and helping to vitalize community life. Mixed-use can convey substantial fiscal and economic benefits. Businesses recognize the benefits associated with areas which are able to attract more people, as there is increased economic activity when there are more people in an area to shop. Communities find that by mixing land uses, they make their neighborhoods more attractive to residents and can provide an enhanced quality of life. As such, there would be potentially beneficial land use compatibility impacts.
Mixed-use development, however, can also present certain land use compatibility conflicts. Residential uses on the same site as commercial uses can expose residential uses to higher levels of noise than what would be expected in traditional residential development because of noise associated with traffic, loading docks, mechanical equipment (such as generator, heating, ventilation and air conditioning (HVAC) units), deliveries, trash hauling activities, and customer and employee use of facilities associated with commercial uses. These impacts and applicable mitigation techniques are further discussed in Sections 4.1 Aesthetics, and 4.9 Noise. No additional impacts would result, and impacts would be Class III, less than significant.
Mitigation Measures. No mitigation measures are required.
Significance After Mitigation. Impacts would be less than significant without mitigation.
c. Cumulative Impacts. Cumulative development throughout the greater Scotts Valley area will gradually alter the area’s small town character. The proposed project would incrementally contribute to this substantial change. Individual development projects in the region would have the potential to create compatibility conflicts relating to the interface of existing urban and rural uses and new urban development. Such conflicts are expected to be addressed on a case-by-case basis, and assuming that conflicts can be resolved through the proper use of buffers and appropriate design, significant cumulative land use conflicts are not anticipated.
4.8.3 Policy Consistency
CEQA requires that a proposed program be analyzed to determine potential conflicts with the adopted environmental plans and goals of the City of Scotts Valley. This analysis identifies the proposed Town Center Specific Plan’s potential consistency or inconsistency with local policies that relate to the environment, in particular the policies of the Scotts Valley General Plan.
The City’s General Plan is a long-range plan that serves as a guide for the physical development of the City of Scotts Valley. It includes goals, policies, and action items that provide a general framework for citywide development. The following table summarizes General Plan policies that apply to the proposed project, and conclusions regarding the project’s consistency with
City of Scotts Valley