PLAN AREA CHARACTER

The site character of the Plan Area varies between each sub-area: downtown, and El Camino Real. Downtown, between Victoria Avenue and Taylor Boulevard has a consistent built edge of one- to three-story buildings. This segment of downtown, which stops two blocks north of Taylor Boulevard, has a cohesive character and identity with palm trees punctuating street corners. The blocks between Taylor Boulevard and Meadow Glen Avenue have buildings with large footprints, many of which lack articulation and overall architectural character. These blocks also have surface parking lots resulting in poor street definition and pedestrian experience.

The El Camino Real corridor exhibits a discontinuous frontage because of the prevalence of underutilized parcels, contrasting building setbacks, and surface parking lots interfacing with the street. A few blocks contain mature trees in the medians and along the sidewalks that add definition to the street and make it more pedestrian-friendly. However, the lack of consistent street trees and defined landscape lessens the visual quality of the corridor.