Saticoy & Wells Community Plan & Development ... - City Of Ventura

Saticoy & Wells Community Plan and Code EIRSection 4.1 Aesthetics4.1 AESTHETICSThis section evaluates potential impacts to views, visual conditions, and light and glareresulting from implementation of the Saticoy & Wells Community Plan and Code.4.1.1 Settinga. Visual Character of the Saticoy & Wells Project Area. The Project Area encompassesapproximately 1,000 acres and is bound by Telegraph Road on the north, Saticoy Avenue on thewest, the Santa Clara River on the south, and the Franklin-Wason Barranca on the east. TheProject Area includes properties within the City limits as well as properties in unincorporatedVentura County. The Project Area is regionally accessible by SR 126 and consists of a mix ofolder industrial and agricultural operations, as well as newer suburban commercial and residentialdevelopment. The Community Plan and Code recognizes Old Town Saticoy as the historic towncenter of the Project Area comprised of sporadic and discontinuous residential, commercial, andindustrial uses, and gradually dissolves into a disconnected block-street network with severaldeadends. This neighborhood is today comprised of older buildings that are generally in a state ofdisrepair. Small bungalow style single-family housing in the neighborhood line Violeta, Azahar,Nardo Streets and are in need of repair. Many agricultural properties within the Project Arearemain in operation, though some are no longer cultivated. Section 4.2, Agricultural Resources,discusses agricultural production within the Project Area further. Figure 4.1-1 shows the generalvisual character of neighborhoods within the Project Area.Key visual features of the Project Area and surrounding areas are described below.Hillsides. Hillsides can be seen from both the east and south and are visible from SR 126and throughout the Project Area. The hillsides offer views of open space and areas of topographicinterest. Figure 4.1-2 shows hillsides visible from the Project Area.Rivers and Barrancas. Although the Santa Clara River forms the southern boundary ofthe Project Area, river features are not readily visible from most of the Project Area due tointervening topography and vegetation. Views of the river are afforded from the elevatedHighway 118 bridge crossing and from some residences along North Bank Drive. Existinghousing in the La Paloma and Rio Vista neighborhoods do not have views of the river orbarrancas.Both the Franklin-Wason and Brown Barrancas are visible from roadways in the Project Area.Brown Barranca, particularly its northern reaches, exhibits relatively intact riparian vegetation,and provides views from Telegraph and Wells Roads. Southerly portions of the BrownBarranca are more actively managed and are not of scenic value. Franklin-Wason Barranca isalmost completely devoid of vegetation, except at its outlet to the Santa Clara River, andprovides little scenic value. Views of Brown Barranca from Parklands are being considered inthe Parklands Specific Plan. Figure 4.1-3 shows a view of the Santa Clara River and Franklin-Wason Barranca.4.1-1City of Ventura