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HomeMy WebLinkAbout4 1 Aesthetics 4.1 AESTHETICS 4.1.1 Introduction This section addresses existing visual conditions, focusing on the visual character of the project site and views from surrounding public areas and the potential for the project to affect those conditions. The analysis of the project's potential visual effects is based on field observations of the project site and surroundings in addition to review of project drawings and technical data, aerial and ground- level photographs of the project area, topographic data, and public planning documents. 4.1.2 Existing Conditions 4.1.2.1 Visual Character Predominant visual elements on the project site include numerous large stands of native and non-native mature trees, as well as overgrown bushes and shrubs. Paved-surface roadways border the northern and eastern edges of the site, and a railroad right-of-way forms the southern border of the site. The site is relatively flat, with an approximately 10-foot high mound present on the northeastern corner of the site, where Allerton Avenue and Forbes Boulevard intersect. Surface areas are covered by grass landscaping and a paved parking lot in the northern portion of the site. There are no designated scenic highways, roads, or corridors in the project vicinity. Much of the surrounding area is developed with a mix of bioscience research and development, industry, warehouses, retail, offices, marinas, and hotels. The project site is located directly south of a planned child day care facility. Structures There are no structures present on the project site. Impact Sciences, Inc. 868-01 4.1-1 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1 Aesthetics Vegetation Site vegetation consists of native and non-native mature trees and overgrown bushes and shrubs located along the perimeter of the site, including the existing parking area. There are 108 existing trees on the site, including a number of eucalyptus trees, varying in size from 5 inches to 24 inches in diameter, redwood trees, varying in size from 8 inches to 24 inches in diameter, pine trees varying in size from 8 inches to 42 inches in diameter, and some olive trees. 4.1.2.2 Light and Glare Lighting sources in the project area consist of existing businesses, cars, delivery trucks, and streetlights. The project site is surrounded by land uses designated for research and development. Office R&D buildings lie to the east, and other industrial structures surround the site to the north, south and west. Street lighting is located throughout the project site. Surrounding businesses generally have minimal exterior lighting on the structures. The flat, mirrored-glass panels used on the exterior of nearby Office R&D buildings contribute low-to-moderate levels of glare during the daytime hours, depending on both the time of year and the time of day. Impervious surfaces, including existing building facades, can also create glare in bright light. Mobile light and glare is created by vehicular traffic on Forbes Boulevard and Allerton Avenue. The existing buildings and facilities surrounding the project site are illuminated by internal lights and security lights at night and are stationary sources of light and glare. 4.1.2.3 Views of the Project Site Two publicly accessible viewpoints were selected for analysis in this EIR. These viewpoints were determined to provide representative views to the site from off- site locations. The selected viewpoints provide both short-range and long-range views of the project site. Figure 4.1-1, Key to Viewpoint Locations, depicts the locations of the selected viewpoints, while Figure 4.1-2, Existing View from Forbes Boulevard Southwest, and 4.1-3, Existing View from Allerton Avenue Northeast, provide photographs of the project site from the selected viewpoints. Impact Sciences, Inc. 868-01 4.1-2 494 Forbes Blvd. Office/R&D Project DEIR April 2007 ~ ~nl~ 100 50 0 W APPROXIMATE SCALE IN FEET SOURCE: Slough Estates International- July 2006 100 , FIGURE 4.1-1 Key to Viewpoint Locations I 868-001-02/07 I'-- e <;' o o 00 to 00 ~ I ~ ~ W 0:: :J <9 u:: U5 co Q) :E o :z Q) :::::s c Q) > <( c ..8 ~ <( E ~ :5: Q) :> 0) .~ U5 .x w -, W I ...J ~ <C u j U) 0 l- I- t'-- 0 0 z ~ 0 ~ ~ /' 0 0 00 to 5l 00 4.1 Aesthetics Viewpoint 1: View from Forbes Boulevard facing southwest Forbes Boulevard runs adjacent to the northern boundary of the project site. Figure 4.1-2 shows a view looking south from 494 Forbes Boulevard. The elevated mound that encompasses the northeastern portion of the site is shown in the foreground with perimeter fencing beyond it. The remaining part of the site beyond the mound is flat and landscaped with grass, shrubs, and trees. Other business facilities lie in the background, visible through the screen of large, old trees. Two private site lights can be seen along the fence surrounding the proj ect. Viewpoint 2: View from Allerton Avenue facing northeast Allerton Avenue is located east of the project site. Figure 4.1-3 shows a view looking northwest from the eastern boundary of the site. Flat, grass-dominated landscaping encompasses the foreground and midground. Large trees dominate the northwestern edges of the project site, and screen the business facilities behind them. San Bruno Mountain dominates the skyline beyond the buildings. 4.1.3 Regulatory Considerations 4.1.3.1 City of South San Francisco General Plan The City of South San Francisco General Plan includes the following policies related to the East of US 101 Area. East of US 101 Area Policy 3.5-G-2 Directly and actively participate in shaping the design and urban character of the East of 101 Area. Policy 3.5-G-3 Promote campus-style biotechnology, high-technology, and research and development uses. Policy 3.5-1-1 Maintain the East of 101 Area Plan as the detailed implementing guide for the area; amend it as appropriate for consistency with the General Plan. Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1-6 4.1 Aesthetics 4.1.3.2 Policy 3.5-]-4 Policy 3.5-]-7 Unless otherwise stipulated in a specific plan, allow building heights in the East of 101 Area to the maximum limits permissible under Federal Aviation Regulations Part 77. The most stringent limit in the City is 161 feet (above mean sea level). Prepare signage and streetscape plan for the areas designated as Business Commercial and Business and Technology Park on the General Plan Diagram, treating the entire area as one large campus, with unified signage and orchestrated streetscapes that make way finding easy and pleasant. East of 101 Area Plan The East of 101 Area Plan includes land use and design goals and policies concerning visual resources. The following policies relate to aesthetics. Land Use Policy LU-2 Policy LU-23 Policy LU-28 New land uses that are similar to or compatible with surrounding development are encouraged. New developments should visually enhance and contribute to the aesthetic character of the East of 101 Area. Maximum heights of buildings in the East of 101 Area shall not exceed the maximum heights established by the Airport Land Use Commission based on Federal Aviation Regulations Part 77 Criteria. The City shall protect buildings, sites, and land uses which are historically significant. According to the East of 101 Area Plan, at this time, no historic buildings or other resources are known to exist in the East of 101 Area. However, if any are found, they should be protected in accordance with Land Use Policy-28. Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1-7 4.1 Aesthetics Design Element Visual Landmarks Landmarks are objects that stand out to the observer and provide a sense of orientation when viewed from a distance. Major landmarks in the East of 101 Area include San Francisco Bay and Point San Bruno Hill, which has a large sculpture known as the "Windchime" at its peak. The following policies would ensure that future development takes advantage of these landmarks. Policy DE-5 Developments in the East of 101 Area should be designed to take advantage of views of San Francisco Bay and Point San Bruno Hill with its "Windchime." Wherever possible, open space areas should be designed to provide views of these areas, and any new roadways should be laid out to provide vistas of them as well. Policy DE-6 Within each development, a landmark building should be encouraged to mark the project approach for visitors coming to it. Such landmarks should not include signs. Building Design Policy DE-38 The form and location of structures, the use of building colors and materials, and the selection of landscape materials and street furniture shall consider the overall context of the project and promote the development of a sense of identity for the East of 101 Area. Policy DE-39 All sides of buildings that are visible from a public street or area should be detailed and treated with relief elements and changes in plane. Architectural elements used to provide relief could include awning projections, trellises, built in planters, integrated plazas, colonnades or arcades, expression of structural elements, wall/window recesses and/or projections, changes in materials and textures or elements/treatments that create patterns of shade/shadow. Blank walls should be avoided. In addition to the specific policies mentioned above, the East of 101 Area Plan also lists guiding policies to control the design of individual buildings, sites, and streets cape, including policies related to parking, loading, and access design; Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1-8 4.1 Aesthetics 4.1.3.3 landscaping and lighting; utility lines; fencing and screening; open space; and signage. South San Francisco Municipal Code The purpose of Section 20.85 of the South San Francisco Municipal Code provisions is to provide a review procedure for the physical design of development proposals. 4.1.4 Consistency with Applicable Regulations 4.1.4.1 4.1.4.2 CEQA requires an analysis of consistency with plans and policies as part of the environmental setting (CEQA Guidelines Section 15125). The General Plan Guidelines published by the State Office of Planning and Research define consistency as follows: "An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment." Therefore, the standard for analysis used in the EIR is based on general agreement with the policy language and furtherance of the policy intent (as determined by a review of the policy context). The project does not have to be in exact agreement with a policy for a project to be consistent with it. City of South San Francisco General Plan The proposed project would construct Office R&D facilities that would contribute to the campus character and would be consistent with the style of buildings in the project area. Project buildings would not exceed the maximum height established by the Airport Land Use Commission. The General Plan refers to the East of 101 Area Plan for other policies related to visual impacts. If the project is consistent with the latter policies, then it would be considered consistent with applicable General Plan regulations. East of 101 Area Plan The East of 101 Area Plan includes elements describing land use, design, topographic features, visual landmarks, and building design. Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1-9 4.1 Aesthetics 4.1.4.3 Land Use Construction of the proposed project would be consistent with land use policies. It would comply with the maximum building height requirements, surrounding land uses, and would not demolish existing historically significant buildings. However, if any historic resources are found, they would be protected in accordance with Policy LU-28. Design Element Visual Landmarks The San Francisco Bay and Point San Bruno Hill are not visible from the project site. Therefore, construction of the proposed project would not degrade existing views of visual landmarks (Policy DE-5). The project would also comply with Policy DE-6, in that it would be recognizable to approaching visitors. Proposed corrugated metal panel, metal fascia, metal canopies, and metal columns in the buildings are visually distinct from surrounding cement buildings. Furthermore, the landscaping features, including mature trees, and the building arrangement would mark the approach for visitors. Building Design Design guidelines pertaining to the proposed project would be consistent with building design policies. The Planning Commission design review process will provide the opportunity to review plans for consistency with Policies DE-38 and 39, along with any other building design measures. South San Francisco Municipal Code The City of South San Francisco Municipal Code (SSFMC) designates the project site Planned Industrial (P-I). The P-I zoning district (Chapter 20.32) establishes permitted uses, height, bulk, and space standards for all lands designated P-I and the P-I zone is applied to land intended for research and development uses. P-I Zone is the underlying zoning district for the project site. Because the project is subject to the design review process and approval by the Planning Commission, it would be consistent with the South San Francisco Municipal Code. Impact Sciences, Inc. 868-01 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1-10 4.1 Aesthetics 4.1.5 Impacts and Mitigation The project would introduce new visual features into the existing landscape, including two office/research and development buildings, surface parking and parking garage, and roadways. Lighting would be provided for on-site circulation, the parking structure, and building entrances and common areas. Project development would also remove 44 trees that presently are the prominent visual features of the site. 4.1.5.1 Significance Criteria According to CEQA Guidelines (Appendix G), the project would cause a potentially significant visual impact if it would: . substantially degrade the existing visual character or quality of the site and its surroundings; . have a substantial adverse effect on a scenic vista; . substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway; or . create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. 4.1.5.2 Project Impacts Impact 4.1-1: Implementation of the project would introduce two new office/R&D buildings and a parking structure, and remove trees, which could degrade the visual character of the site. (L TS) The main visual elements on the project site are the large stands of mature native and non native trees. The project would alter the existing visual character of the project site by replacing the flat vegetated open space with two large office/research and development buildings and a multi-story parking structure. The project would also result in the removal and replacement of some existing trees. The perimeter trees along Forbes Boulevard and Allerton Road would remain. Impact Sciences, Inc. 868-01 4.1-11 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1 Aesthetics The view from Forbes Boulevard shown in Figure 4.1-2 would change in that the foreground and middle ground views would now include a 4-story building and paved parking surface to the east, as opposed to a middle ground view of landscaping and trees. While changes to views in this area would introduce new structures and facilities, these changes would not conflict with similar existing developments located adjacent to the project site. Further, due to the relatively low height of the buildings (83 feet and 102 feet), background views in the area would not be affected by the project. The viewpoint from Allerton Avenue, shown in Figure 4.1-3, would also be affected by the project. Views of grass, trees, buildings, and mountains would be replaced by views of a 5-story building and a 3-level parking structure. The proposed entry plaza would retain remaining background views of peripheral trees, neighboring buildings, and mountains between the two proposed buildings. While introduction of the proposed buildings into the foreground view from the Allerton Avenue would change the viewpoint from this area, these changes would not conflict with surrounding development. As a result, no significant impacts to visual character would occur. Mitigation Measure: None required. Impact 4.1-2: Construction of project buildings would impact scenic vistas such as San Bruno Mountain. (L TS) Scenic vistas may generally be described in two ways: panoramic views (visual access to a large geographic area, for which the field of view can be wide and extend into the distance) and focal views (visual access to a particular object, scene, setting, or feature of interest). Panoramic views are typically associated with vantage points that provide a sweeping geographic orientation not commonly available. The San Bruno Mountain range and the San Francisco Bay are examples of panoramic views. Views of the San Bruno Mountain range to the northeast are currently available from the project site. It is anticipated that the proposed structures would block existing views of the mountains from Allerton A venue. However, the area on Allerton Avenue from where the mountains are visible is not designated a scenic overlook, where people would gather to view the panorama. Since the project is Impact Sciences, Inc. 868-01 4.1-12 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1 Aesthetics not located next to a designated scenic highway or within a designated scenic corridor, it would not adversely affect a scenic vista and therefore, impacts would be considered less than significant. Mitigation Measure: None required. Impact 4.1-3: Implementation of the project would introduce new sources of light and glare into the project area, which could adversely affect daytime and nighttime views in the area. (L TS) The project would include light sources (i.e., interior and exterior building lighting and vehicle headlights) that would introduce additional nighttime lighting to the project site and vicinity. The proposed buildings would include reflective surfaces, including tinted vision glass or spandrel glass windows, and metal panels and fascia, which could create glare. The parking lots, parking structure, and loading docks would result in additional light and glare from vehicle headlights and exterior security lighting. The introduction of light and glare from new offices could be noticeable to viewers in the surrounding area, particularly to workers at businesses adjacent to the site. A landscape plan was prepared as a part of the design review process. The project would incorporate design features such as planting and retaining trees and other vegetation to screen light and glare sources at the project site in the daytime. Given the numerous lighting sources in the area from adjacent offices and businesses, the project impact on lighting spillover and night-sky illumination would not be substantial. Furthermore, it is not anticipated that the project would generate substantial nighttime illumination since most vehicle traffic would occur during commute hours and the majority of building occupancy would occur during daylight hours. As there are no sensitive receptors such as housing in the project vicinity, impacts to light and glare would be less than significant. Mitigation Measure: None required. Impact Sciences, Inc. 868-01 4.1-13 494 Forbes Blvd. Office/R&D Project DEIR April 2007 4.1 Aesthetics 4.1.5.3 Cumulative Impacts Implementation of the project in combination with other existing and/or planned development in the East of 101 Plan Area would result in the conversion of low- density industrial uses to higher-density research and development uses. However, the project would not remove publicly accessible open space, nor would the project substantially adversely affect designated scenic views. Buildout of the City of South San Francisco as envisioned by the General Plan would continue to design and shape the campus style character of the project area. The General Plan also promotes campus-style biotechnology, high- technology, and research and development uses in the project area, and provides design guidelines in the East of 101 Area Plan in order to implement these policies. By following these policies and design guidelines, proposed or approved projects in the East of 101 Area, including the proposed project, would not create adverse significant cumulative visual impacts. Impact Sciences, Inc. 868-01 4.1-14 494 Forbes Blvd. Office/R&D Project DEIR April 2007