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HomeMy WebLinkAbout4.B._AestheticsIV. ENVIRONMENTAL IMPACT ANALYSIS B. AESTHETICS INTRODUCTION This section of the Draft EIR describes existing aesthetic and visual resources in the project area and evaluates the potential for aesthetic and visual impacts associated with implementation of the proposed project. In particular, descriptions of existing visual characteristics, both on and in the vicinity of the project area are presented and potential project-related impacts to aesthetic and visual resources, such as increased light and glare, or impacts to scenic views, are evaluated based on analysis of photographs, site reconnaissance, and project plans. Where appropriate, this section provides project level analysis for the Phase 1 Precise Plan, and program level analysis for the remainder of development proposed by the Gateway Business Park Master Plan. A regulatory framework is also provided in this section describing applicable agencies and regulations related to the aesthetic treatment of the proposed project. Preparation of this section used data from various sources. These sources include the proposed Gateway Business Park Master Plan; Gateway Business Park Phase 1 Precise Plan; City of South San Francisco General Plan (1999); Sections 20.57.010 through 20.57.660 (Gateway Specific Plan District) of the South San Francisco Municipal Code (SSFMC); and site photographs taken by Christopher A. Joseph and Associates. No comment letters related to aesthetics were received in response to the June 16, 2008 Notice of Preparation (NOP) or the October 22, 2008 Revised NOP circulated for the project. The NOP and comment letters are included in Appendix A of this Draft EIR. ENVIRONMENTAL SETTING Regional Visual Character The project is located in the City of South San Francisco, approximately 1.5 miles north of San Francisco International Airport (SFO) and approximately 10 miles south of downtown San Francisco (see Figures III-1 and III-2 in Section III, Project Description). The project site is located near the western shore of the central San Francisco Bay in the eastern portion of the City. The project site is bounded by Oyster Point Boulevard on the north, Gateway Boulevard on the west, a narrow band of vacant land to the east, and a hotel to the south. South San Francisco is located on the west shore of the San Francisco Bay, in northern San Mateo County. The City is built upon the bay plain and the northern foothills of the Coastal Range, and is strategically located along major transportation corridors and hubs, including U.S. 101, Interstate 380 and Interstate 280, the Union Pacific Railroad (formerly Southern Pacific Railroad), and the San Francisco International Airport. South San Francisco has been making a slow transformation for the past 30 years. Steel production and other heavy industries have largely been replaced by warehousing, research, development, and biotechnology uses. With some exceptions, land use in the City since the 1960s has Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-1 City of South San Francisco October 2009 stemmed from internal change rather than outright expansion. Infill development has occurred along El Camino Real, Chestnut Avenue, and U.S. 101. Major expansions in the Westborough area and the East of 101 area have been enabled respectively by the construction of Interstate 280 and landfill activities at the Oyster and Sierra Points. Aesthetic differences are noticeable where high-technology businesses have moved into older industrial areas (e.g., business centers need higher landscape standards than those of warehousing and industrial areas). Local Visual Character As discussed in Section IV.I (Land Use and Planning), the City of South San Francisco General Plan separates the City into fourteen sub-areas, which have been collectively derived from analysis of land use and urban design patterns and the need for focused planning efforts and activities. The project site is located in the East of 101 Area, which is defined by the East 101 Area Plan as follows: The East of 101 Area represents an important economic resource to the City of South San Francisco and San Mateo County. The area consists of roughly 1,700 acres of land in the City of South San Francisco east of Highway 101, from the City’s northern border with Brisbane to the southern border adjacent to San Francisco International Airport. Land uses in the general vicinity of the project site are mostly limited to office, research & development, commercial (including childcare facilities, fitness centers, restaurants), and light industrial uses. A large vacant area (proposed location of The Cove) is located north of the project site, across Oyster Point Boulevard. The Oyster Point Marina is located to the northeast of The Cove and includes marina slips, pier, park, and other marine facilities. The San Francisco Bay Area Water Transit Authority (WTA) is anticipating construction of a new ferry terminal for ferry service between South San Francisco and the East Bay at the Oyster Point Marina with expected completion date of late 2009, if funding allows. Topography in the area ranges from sub-zero to approximately 180 feet at San Bruno Point Hill. Other major topographic features include a steep embankment around the Sanrio/See’s building and the UPS facility, bluffs on the Marine Magnesium property between Point San Bruno and the Haskins property, a small ridge extending from the Cost Plus property to the Rouse’s Gateway Office Park, and a cliff delineating the Hilltop Business Center between Grandview Drive and·Forbes Boulevard. These·topographic features create visual interest, allow for views to the bay, and make some areas on slopes and high points visually prominent. 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 East of 101 Area currently does not have a large number of attractive building landmarks. This can make it difficult to orient oneself in the area. There is no dominant building character or streetscape pattern in the East of 101 Area. The scale of the built environment ranges from one to seven stories, with some larger ten- to twelve-story hotels and buildings in the area. The condition of the structures varies from dilapidated to virtually new. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-2 City of South San Francisco October 2009 Overall, the visual character of the surrounding area can be described as wide-ranging, non-descript, and lacking a cohesive visual identity. The visual experience of the area is dominated by expansive parking lots and the conspicuous contrast between shorter and taller buildings scattered throughout the area. On-Site Visual Character The project site is approximately 22.6 acres in size. The proposed project site is located at 700, 750, 800, 850, 900, and 1000 Gateway Boulevard. The project site is currently developed with the existing Gateway Business Park, which includes six, one-story buildings housing research and development, office, light distribution, and daycare uses with associated parking, landscaping, and loading dock areas. Total existing development at the project site is approximately 284,000 sf. The Gateway Business Park buildings are in good condition and the project site is landscaped with mature vegetation along the edges of buildings and roads. The project site’s infrastructure, including paving, sidewalks, landscaping, and amenities, are all well maintained, and the street system and pedestrian network are designed to integrate the neighborhoods and establish connectivity and access. The buildings currently under construction at 180 and 200 Oyster Point Boulevard are not part of the project site, but are considered critical pieces in the overall planning context of the Master Plan. Views of the project site from on-site and off-site vantage points are as follows (see Figure IV.B-1 for a map of the locations where photographs were taken): 800 Gateway Boulevard Entrance. As shown inViews 1 and 2 in Figure IV.B-2 (Views of the Project Site: Views 1-4) the most prominent characteristic of the site for motorists driving on Gateway Boulevard is the windrow of mature poplar trees along Gateway Boulevard. View 3 in Figure IV.B-2 shows the pedestrian sidewalk flanked by the poplars and hedges along the street frontage that comprises the western boundary of the project site. As shown in View 4 in Figure IV.B-2 and View 5 in Figure IV.B-3 (Views of the Project Site: Views 5-8) buildings on the site are constructed of glass and stucco and surrounded by mature landscaping and parking lots. A pedestrian seating area and pathway leading to the center of the project site is shown in View 6. Eastern Boundary and Interior. View 7 in Figure IV.B-3 (Views of the Project Site: Views 5- 8) shows the view along the eastern boundary of the project site, which is primarily comprised of parking and a steep earthen slope. View 8 characterizes the interior view of the project site facing west toward the northernmost entrance to the project site along Gateway Boulevard. Offsite. Distant views of the site, as shown in View 9 (Figure IV.B-4 (Views of the Project Site: Views 9-12), show buildings on the site that are surrounded by mature landscaping and bounded to the east and west by taller buildings (new development at 180 and 200 Oyster Point and developed across Gateway Boulevard to the west). View 10 in Figure IV.B-4 (Views of the Project Site: Views 9-12) shows development at 180 and 200 Oyster Point (under construction). Views 11 and 12 show the view from a hotel parking lot located immediately south of the project site and from a parking lot located across Gateway Boulevard. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-3 101 Legend Photo Location Map Project Site 0300600 Feet Source: Google Earth Pro and Christopher A. Joseph & Associates, 2008. Figure IV.B-1 Photo Location Map View 1: View 2: Looking south toward western boundary of Looking north along western boundary of project site along Gateway Boulevard. project site along Gateway Boulevard. View 4: View 3: Looking northeast from southernmost entrance Looking south along pedestrian sidewalk that comprises the western boundary of the project site.to the project site on Gateway Boulevard. Source: Christopher A. Joseph & Associates, 2008. Figure IV.B-2 Views of the Project Site Views 1-4 View 5: View 6: Looking southwest toward southernmost Looking east toward circular garden and building in project site. walkway area between buildings near the center of the project site. View 8: View 7: Looking west toward western boundary of the Looking northeast toward onsite elevated vacant property and offsite building from eastern project site. boundary of project site. Source: Christopher A. Joseph & Associates, 2008. Figure IV.B-3 Views of the Project Site Views 5-8 View 9: View 10: Looking south from Veterans Boulevard toward Looking south from intersection of Veterans project site. Boulevard and Oyster Point Boulevard toward Buildings 180 and 200 (not part of project site). View 12: View 11: Looking northeast from Gateway Boulevard. Looking north from hotel parking lot located immediately south of the project site. Source: Christopher A. Joseph & Associates, 2008. Figure IV.B-4 Views of the Project Site Views 9-12 City of South San Francisco October 2009 As shown by the photographs included in Figures IV.B-2, IV.B-3, and IV.B-4, the existing visual character of the project site from on- and off-site vantage points in the area can generally be described as a low density, business park with mature landscaping and surface parking lots, similar to other business parks in the area constructed around the same time period. Other newer development in the area is composed of multi-storied buildings with landscaping and parking lots. Overall, the visual character of the East of 101 Area is one of commercial, light industrial, office, and R & D uses developed over the last 50 years in a variety of styles and density depending on the time period that the buildings were constructed or use (warehousing or light industrial versus office or R & D). Lighting “Light spill” is typically defined as the presence of unwanted and/or misdirected light on properties adjacent to the property being illuminated. Light spill can emanate from the interior of structures through windows or from exterior sources, such as street lighting, security lighting, and landscape lighting. Existing lighting within the project area is characteristic of a complex housing research and development, office, and light distribution, with associated parking, landscaping, and loading dock areas. Light sources include interior lighting within each building, vehicle headlights, and nighttime security lighting at building entries, courtyards, and spaced along pathways and circulation areas. There are no light-sensitive land uses near the project site. Perceived glare is the unwanted and potentially objectionable sensation as observed by a person when looking directly into the light source of a luminaire fixture. Glare also results from sunlight reflection off flat building surfaces, with glass typically contributing the highest degree of reflectivity. Daytime sources of glare at the project site and in the surrounding area include reflections off of light-colored surfaces, windows, and metal details on cars parked in project site parking lots and traveling on nearby roadways. Regulatory Setting Federal There are no federal statutes related to aesthetics that would apply to the proposed project. State Caltrans Scenic Highway Program California’s Scenic Highway Program is administered by the California Department of Transportation (Caltrans). The Scenic Highway Program was created by the Legislature in 1963. Its purpose is to protect and enhance the natural scenic beauty of California highways and adjacent corridors, through special conservation treatment. A highway may be designated scenic depending upon how much of the natural landscape can be seen by travelers, the scenic quality of the landscape, and the extent to which development intrudes upon the traveler's enjoyment of the view. The State Scenic Highway System includes a list of highways that are either eligible for designation as scenic highways or have been officially designated. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-8 City of South San Francisco October 2009 Sections of Interstate-280 (I-280) that have been designated as scenic corridors under the State Scenic 1 Highway program are not in the vicinity of the project site. Local Aesthetic and visual resource regulations must be identified on a project-by-project basis. Pertinent local aesthetic policies currently in place are listed below under their respective plan or ordinance. South San Francisco General Plan (1999) The City of South San Francisco General Plan describes goals and policies for future growth and development throughout the City. The General Plan governs the maximum amount and intensity of development within the East of 101 Area, including the project site. The City of South San Francisco General Plan designates the project site as Business Commercial. Policies pertinent to aesthetics are listed below: 2-I-3 Undertake planned development for unique projects or as a means to achieve high community design standards, not to circumvent development intensity standards. 2-I-4a Establish design requirements to achieve an FAR bonus as set forth in Table 2.2-2. (Amended by City Council Resolution 98-2001, Adopted September 26, 2001) 2-I-8 As part of establishment of design guidelines and standards, and design review, improve the community orientation of new development. 2-I-9 Ensure that any design and development standards and guidelines that are adopted reflect the unique patterns and characteristics of individual neighborhoods. East of US 101 Area 3.5-G-2 Direct and actively participate in shaping the design and urban character of the East of 101 Area. 3.5-G-3 Promote campus-style biotechnology, high-technology, and research and development uses. 3.5-I-4 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. 3.5-I-7 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 1 California Department of Transportation, Scenic Highway Program, Eligible and Designated Routes, website: http://www.dot.ca.gov/hq/LandArch/scenic/cahisys4.htm, October 6, 2008. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-9 City of South San Francisco October 2009 as one large campus, with unified signage and orchestrated streetscapes that make wayfinding easy and pleasant. East of 101 Area Plan (adopted 1994) The project site is also located within the East of 101 Area Plan, a detailed implementation guide for the area. The East of 101 Area Plan principally provides direction related to design and certain other facets of development in the area not otherwise covered in the General Plan or other City plans. The City will use consistency with these policies in evaluating proposals for new development. Policies pertinent to aesthetics are listed below: Land Use LU-2 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. LU-23 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. Edges DE-2 Projects in the vicinity of US 101 should be designed with the freeway in mind. Visual Landmarks 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. DE-6 Within each development a landmark building should be encouraged to mark the project approach for visitors coming to it. Such landmarks shall not include signs. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-10 City of South San Francisco October 2009 Entries DE-7 The principal roadway entries into the East of 101 Area should receive special attention and enhanced entry treatment, including special planting, signage, and paving. A master plan of entry improvements should be developed by the City, with special attention on the following entries: Oyster Point Boulevard . Treatments on Oyster Point Boulevard just east of the Highway 101 ramps could include monuments on the sides of the roadway and in the median, as well as enhanced landscaping. [Additional entries within this guideline are omitted because they are not located near the project site] Entry landscape treatments should utilize elements such as plant materials, earth berms, low walls or fences, lighting, paving, sculpture, and signage, to create distinctive, high quality gateways to the area, as shown on page 93 [of the East of 101 Area Plan]. The plantings should be dense enough and distinctive enough to clearly distinguish the entry from surrounding landscaping. Native plant species and other species that have low maintenance and water consumption characteristics should be favored in these treatments to reduce long term maintenance costs. Vertical elements, such as trees, and color, both flower and foliage, should be used to highlight the entry treatment. Signs identifying the City of South San Francisco and the East of 101 Area should be simple, made of durable high quality materials, and attractively designed. Parking, Loading, and Access Design DE-15 Site design should de-emphasize the visual prominence of parking areas by separating parking areas into relatively small components and locating parking behind buildings whenever possible. The standard practice of placing the majority of the parking between the building and the main street frontage should be avoided when possible, as shown in Figure B [of the East of 101 Area Plan]. DE-16 All loading and service areas shall be designed so that the maneuvering of vehicles can be accomplished on-site without special effort and without disrupting on-site circulation. DE-17 In all land use categories except Light Industrial, loading docks and service areas should be located at the rear or side of the development, and should be separated from automobile parking areas. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-11 City of South San Francisco October 2009 DE-20 Projects should be designed to minimize driveways and vehicular circulation areas, while maximizing outdoor public spaces. For example, owners of adjacent properties could·develop shared facilities such as driveways, pedestrian plazas and walkways. Site Design and Open Space DE-21 Developments should include a landscaped buffer zone along property lines that is appropriate to the land use category, as shown in Figure A and specified in Section D of the Design Element [of the East of 101 Area Plan]. DE-22 Developments in the Planned Commercial, Planned Industrial and Coastal Commercial categories should include on-site open space as a unifying element and as areas for employee use. Open space should be continuous and should connect separate buildings or sites, especially in campus-like developments, as shown in Figure B. Open spaces should particularly be located adjacent to lunch rooms and conference rooms. DE-23 Open space should be located and designed with consideration for sun exposure and wind protection. Where possible, open space should offer seating areas with views of San Francisco Bay and Point San Bruno Hill. Landscaping and Lighting DE-28 Plant species chosen for the area should include low maintenance plants and plants adaptive to the extremes of climate in the area. In addition, plant species and planting design should complement the design of the development. DE-29 Lighting on the exteriors of buildings should be incorporated into the overall building and landscape design. Security and entry lights should align with, be centered on, or otherwise coordinate with the building elements. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-12 City of South San Francisco October 2009 Building Design 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. 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 streetscape, including policies related to parking, loading, and access design; landscaping and lighting; utility lines; fencing and screening; open space; and signage. DE-41 Building facades should· be constructed of durable materials such as those already used in the area, including stucco, well-detailed tilt-up concrete or metal panels, and decorative masonry. Within a limited range, building surfaces should incorporate more than one material or texture. Highly reflective materials are discouraged. Building materials shall be chosen to weather the salt air in the area, and shall be subject to review by the Design Review Board and the approval of the Chief Planner. Additional policies for the Light Industrial and Coastal Commercial categories are included in Section D of this Design Element. DE-42 Building color pallets shall be as approved by the applicable City body with the advice of the Design Review Board. Building colors may include earth tones and appropriate pastels. Bright colors and simple primary colors should be avoided, except as accents. Within a limited range, building surfaces should incorporate more than one color. DE-43 Retail, flex and industrial buildings should not exceed 35 feet in height. Landmark design elements should not exceed 50 feet in height. Office buildings are not subject to a height limit other than that of the ALUC, as outlined in Policy LV-23. Additional restrictions on building height in the Coastal Commercial category are included in Section D of this Design Element. Exceptions to this policy may be made if warranted by a specific proposed use, or if taller building heights are included in an approved Master Plan. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-13 City of South San Francisco October 2009 Building and Development Signage DE-45 Shopping and business center signage should be designed as an integral part of the overall center, and should be attached to buildings and other architectural elements wherever possible, as shown in Figure A. No sign should be taller than the building it serves. DE-46 Each center or development shall have a unified signage program for the entire development, which should be reviewed and approved by the City. Miscellaneous signage shall be designed into the sign program for each site such that is will be coordinated with the major signage for the site and the building. DE-47 Shopping center or development identity should be denoted through signs or logos integrated into the design of the buildings, rather than through freestanding signs. DE-48 Tenants·within shopping and business centers should have signs that are integrated into the centers' signs, or which are mounted on buildings. For building mounting, individual letters are preferred, and unified “can” signs shall not be allowed. Lettering on buildings shall be individual letters painted or applied to the building or individually illuminated metal channel letters (8 minimally sized raceway painted to match the building shall be permitted for internal·illumination). No background shall be permitted other than the building material itself. DE-49 Freestanding signs are discouraged, but may be installed as monument signs no more than 12 feet tall, as shown in Figure B on the previous page. Pole signs, as shown in Figure C on the previous page, and signs over 12 feet tall, are not allowed. DE-50 Illuminated signs shall be designed so that they do not create glare. DE-51 Directional and informational signage within a center should be designed in a consistent style that reflects the design character of the shopping or business center as a whole. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-14 City of South San Francisco October 2009 Rooftop Mechanical Equipment DE-52 Rooftop mechanical equipment should be screened from view by integral architectural elements such as pitched roofs, ornamental parapets, mansards or low towers, as shown in Figure A. If screening from all significant public viewpoints is not possible due to changes in grade, then the equipment should also be enclosed in a housing that is compatible with the design of the main building. DE-53 Mechanical equipment shall be painted to match the, color of the roof where it is located. South San Francisco Municipal Code Gateway Specific Plan Redevelopment District Zoning Ordinance The project site is zoned as Gateway Specific Plan Redevelopment District. The Gateway Specific Plan Redevelopment District Zoning designation establishes permitted uses, height, bulk, and space standards. Uses permitted in this district include, but are not limited to, office buildings for professional or business purposes, research and development, and office/sales/service. Building limitations in this zoning district state the building coverage shall not exceed 50 percent of the area of a site, building heights shall not exceed 250 feet, and that FAR shall not exceed 1.25. Setbacks along property line adjacent to streets are required to be 40 feet from the property line. ENVIRONMENTAL IMPACTS Thresholds of Significance The following thresholds of significance are based on Appendix G of the 2006 CEQA Guidelines. For purposes of this Draft EIR, implementation of the proposed project could result in potentially significant impacts to visual quality and aesthetics if the proposed project would result in any of the following: 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. Substantially degrade the existing visual character or quality of the site and its surroundings. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-15 City of South San Francisco October 2009 Project Impacts Impact IV.B-1: The proposed project would not have a substantial adverse effect on a scenic vista. Scenic vistas may generally be described as either panoramic views (views of a large geographic area) or short-range views (views of a particular object, scene, or feature). Panoramic views typically include views of mountains, valleys, bodies of water, and urban skylines. The proposed project would result in a significant impact if it would have a substantial adverse effect on a scenic vista, as seen from a public viewing point. There are no scenic vistas identified in the General Plan or the East of 101 Area Plan. However, the East of 101 Area Plan describes the San Francisco Bay and Point San Bruno Hill “Windchime” as major visual landmarks. Distant views of an inlet of the San Francisco Bay near Veterans Boulevard are visible from areas of the project site, particularly the parking areas fronting Gateway and Oyster Point Boulevards. The Point San Bruno Hill “Windchime” is not visible from the project site due to intervening topography. The Precise Plan phase of the project would result in construction of two six (6) story buildings and one five (5) story parking garage. These buildings would be located on the southeastern portion of the site and would not block any distant views of the San Francisco Bay since no public views are available from this vantage point. The Master Plan phase of the project would result in the construction of the four-story tall 1000 Gateway Boulevard building, located at the eastern corner of the project site currently occupied by private site parking. This building would be located in an area of the project site where distant views of the San Francisco Bay are currently available. However, CEQA defines impacts to scenic vistas based on public, not private viewing places. Distant views of the Bay would still be available from public sidewalks around the project site and the project would not have a substantial adverse effect on distant views of the Bay from any public viewpoints. Additionally, in keeping with Policy DE-5 of the East of 101 Area Plan, the building at 1000 Gateway would be oriented in such a manner to emphasize views of San Francisco Bay for occupants of the northeastern side of the building and would provide views of the Point San Bruno Hill “Windchime” to occupants of the west-facing side of the buildings. Therefore, overall impacts to scenic vista from less than significant implementation of the Precise and Master Plans would be with no mitigation warranted. Impact IV.B-2: The proposed project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. Sections of Interstate-280 (I-280) are designated as a state scenic highway under the State Scenic 2 Highway program. However, I-280 is more than five miles to the west of the project site and none of the no impact designated sections are in the vicinity of the project site. Therefore, there would be to resources within a scenic highway and no mitigation is warranted. 2 California Department of Transportation, Scenic Highway Program, Eligible and Designated Routes, website: http://www.dot.ca.gov/hq/LandArch/scenic/cahisys4.htm, October 6, 2008. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-16 City of South San Francisco October 2009 Impact IV.B-3: The proposed project would not substantially degrade the existing visual character or quality of the site and its surroundings. The proposed project would result in a significant impact if it would significantly degrade the existing visual character or quality of the site and its surroundings. As discussed previously, the project site is currently developed with six one-story buildings housing research and development, office, light distribution, and daycare uses with associated parking, landscaping, and loading dock areas. Parking lots line the perimeter of the project site and mature landscaping is present throughout the project site. The project site is defined by the existing row of poplars along Gateway Boulevard (see Views 1 and 2 in Figure IV.B-2 and View 12 in Figure IV.B-4). No change to project access points or to the existing row of poplars is proposed for the Precise Plan phase. Project accesses constructed for the Master Plan phase would consist of two primary entrances, two secondary entrances, and three supplemental accesses. Two primary project entrances would be located east of the intersection of Oyster Point and Veterans Boulevards, between the buildings at 180 and 200 Oyster Point Boulevard. The project would not result in any changes to the street frontage hedge row area between the site’s primary building face and Oyster Point Boulevard and Gateway Boulevard (see View 3 in Figure IV.B-2). Four entrances would be located south of the signalized intersection of Gateway and Oyster Point Boulevards. Two of these entrances exist currently. An existing entrance located on the parcel to the south would be opened to allow access to the site; therefore, only one entrance would be constructed for the project. The new entrance would require the removal of some poplar trees in the windrow; however, for the most part the existing windrow of poplars along Gateway Boulevard (see Views 1 and 2 in Figure IV.B-2 and View 12 in Figure IV.B-4) would be maintained and removal of these trees would be minimal and would not substantially change the overall visual character that the windrow provides to the project site. As shown in View 4 (in Figure IV.B-2), Views 5 through 8 (in Figure IV.B-3), and View 11 (in Figure IV.B-4), existing development on the project site consists of single story buildings, parking lots, and mature landscaping. The site is currently developed at an FAR of 0.29. The project would result in development of the site at an FAR of 1.25, a much higher density. This increase in FAR would be accomplished primarily by increasing the height of the buildings on the site, thereby increasing the amount of open space on the site, which would minimize the feeling of density on the site. Additionally, the project would improve overall visual quality of the site frontage areas since parking lots bordering the perimeter of the site would be removed and parking provided in structures at the rear of the site. Landscaping on the site would emphasize a natural and informal landscape using simple plant materials combined in consideration of form, color, and texture. The visual quality of the site’s open space and pedestrian-oriented areas would improve since the project would create a cohesive pedestrian-oriented environment where employees and visitors would be able to connect to the entire system of buildings and outdoor spaces. The project would result in the removal of the current expanse of parking lots fronting Gateway Boulevard, more landscaping on the site, and contribute to an overall feeling of increased open space. Demolition and construction activities may overlap as one phase begins and another phase is finishing. During construction, four basic types of activities would be expected. First, demolition of existing Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-17 City of South San Francisco October 2009 structures within the project site would occur. Second, the sites would be prepared, excavated, and graded to accommodate the new building foundations. Next, new buildings and associated landscaping and site improvements would be developed. Visual impacts associated with construction activities would be temporary in nature as they would only exist for the duration of construction activities. Such temporary impacts would include exposed pads and staging areas for grading, excavation, and construction equipment. In addition, temporary structures could be located on the project site during various stages of demolition or construction, within material storage areas, or associated with construction debris piles. While these activities would take place exclusively within the project site, these visual impacts could affect surrounding land uses to the north, south, and west of the project site, which is comprised of office, R&D, commercial (including childcare facilities, fitness centers, restaurants), and light industrial uses. In addition, automobiles traveling along Gateway Boulevard and Oyster Point Boulevard would have short- term views of the project site during construction. Pedestrians and bicyclists along the Bay Trail may also have short-term views of construction activity occurring on the northern side of the project site. However, this visual condition would be a temporary visual distraction typically associated with construction activities and equipment. The overall visual characterization of the site, which is already developed as a business park, would remain unchanged. Familiar features such as the poplar windrow would remain. Development on the site at a higher FAR, which would occur over time with the implementation of the Precise Plan and subsequent phases of the Master Plan thereby gradually increasing the FAR on the site, would at project completion be surrounded by more open space and landscaped areas. Therefore, the project would not substantially degrade the visual quality of the site and impacts related to visual character or quality would less than significant be with no mitigation warranted. Impact IV.B-4: The proposed project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Implementation of the proposed project would create new sources of light from exterior building illumination, lighted vehicle and pedestrian circulation. There are no residential land uses on-site or within the project vicinity in the East of 101 Area that would be adversely affected by these new light sources. Lighting would be designed to appropriately illuminate signage and wayfinding system components to make information clearly legible at night. The project would follow the lighting levels as recommended by the Engineering Society of North America for all pedestrian and vehicular circulation systems. This would maintain appropriate levels of light at building entries, walkways, courtyards, parking lots, and private roads at night consistent with minimum levels required by building codes. Nighttime security lighting would not be expected to substantially increase over current conditions. Lighting would be directed onto the specific locations intended for illumination and would be characteristic of existing lighting in the surrounding industrial areas. Preparation of a Lighting Design Plan, which will establish policies required to reduce light and glare impacts, will be required for the Precise and other subsequent Precise Plan phases of the project. Overall, lighting would be designed to avoid unnecessary light pollution by use of “cut-off” fixtures designed to prevent the upward cast of light where appropriate and to consider ambient light generated by buildings in the design of site lighting systems to help prevent over lighting. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-18 City of South San Francisco October 2009 Additional lighting would not have the potential to create “spillage” onto sensitive land uses, as none exist within the area. As the proposed project calls for an increase in the density and height of development, nighttime light would increase if inappropriate levels of light are used or inappropriate lighting plans are implemented. However, the proposed project including the Precise Plan and all subsequent phases of the Master Plan as they are designed and constructed would comply with the guidelines in the Design Element of the East of 101 Area Plan, including those related to lighting, specifically Guidelines DE-29 and DE-50. Upon implementation of Mitigation Measure IV.B-1 listed less than significant below, impacts related to a substantial increase in light would be . Implementation of the proposed project could create new sources of glare from reflective building surfaces. No residential uses are located within or near the project site and residential uses are not permitted within the entire East of 101 Area. Land uses in the general vicinity of the project site are mostly limited to office, R&D, commercial (including childcare facilities, fitness centers, restaurants), and light industrial uses. However, the project site is visible from US 101. As the proposed project calls for an increase in development at the site from one-story buildings to more visible four- to six-story buildings, daytime glare would increase if reflective materials were used, which could adversely affect views by distant land uses, such as motorists traveling along US 101 looking towards the project site to views of the San Francisco Bay, San Bruno Mountain, and Mt. Diablo. The building design would incorporate a mixture of materials including glass, stone, pre-cast/GFRC, and painted metal. This mixture of materials would not create large blocks of glass or reflective materials that would create excessive glare. Additionally, the proposed project would comply with the guidelines in the Design Element of the East of 101 Area Plan, including those related to building design, specifically Guidelines DE-41 and DE-42. However, to further reduce impacts from glare, implementation of less than Mitigation Measure IV.B-2 listed below would reduce impacts related to daytime glare to significant . Mitigation Measure IV.B-4.1 Lighting In order to reduce sources of light and glare created by project site lighting, the applicant shall specify fixtures and lighting that maintains appropriate levels of light at building entries, walkways, courtyards, parking lots and private roads at night consistent with minimum levels detailed in the City’s building codes. These fixtures shall be designed to eliminate spillover, high intensity, and unshielded lighting, thereby avoiding unnecessary light pollution. Prior to issuance of building permits for buildings constructed for the Precise Plan and each phase of the Master Plan, the applicant shall submit a Lighting Design Plan for review and approval by the City of South San Francisco Planning Department for each phase. The plan shall include, but not necessarily be limited to the following: The Lighting Design Plan shall disclose all potential light sources with the types of lighting and their locations. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-19 City of South San Francisco October 2009 Typical lighting shall include low mounted, downward casting and shielded lights that do not cause spillover onto adjacent properties and the utilization of motion detection systems where applicable. Fixture types and heights shall conform to the following styles, as feasible: Parking lots and roads—provide round fixtures on 22’ poles on raised concrete footings o not to exceed 25’ total finished height, appropriately finished black, or approved equal. Sidewalks, pathways, and plazas—provide round hardtop on post top fixtures not to o exceed 15’total finished height, appropriately finished black, or approved equal. Accent pedestrian lighting—provide bollard style fixtures, not to exceed 42” total height, o appropriately finished black, or approved equal. No flood lights shall be utilized. Lighting shall not "wash out" structures or any portions of the site. Lighting shall be limited to the areas that would be in operation during nighttime hours. Low intensity, indirect light sources shall be encouraged. On-demand lighting systems shall be encouraged. Mercury, sodium vapor, and similar intense and bright lights shall not be permitted except where their need is specifically approved and their source of light is restricted. All light sources shall be fully shielded from off-site view. All buildings and structures shall consist of non-reflecting material or be painted with non- reflective paint. Generally, light fixtures shall not be located at the periphery of the property and should shut off automatically when the use is not operating. Security lighting visible from the highway shall be motion-sensor activated. Use “cut-off” fixtures designed to prevent the upward cast of light and avoid unnecessary light pollution where appropriate. All lighting shall be installed in accordance with the building codes and the approved lighting plan during construction. Mitigation Measure IV.B-4.2 Daytime Glare In order to reduce sources of daytime glare created by reflective building materials, the applicant shall specify exterior building materials for all proposed structures constructed for the Precise Plan and each phase of the Master Plan that include the use of textured or other non-reflective exterior surfaces and non- reflective glass types, including double glazed and non-reflective vision glass. These materials would be chosen for their non-reflective characteristics and their ability to reduce daytime glare. All exterior glass must meet the specifications of all applicable codes for non-reflective glass and would therefore reduce daytime glare emanating from the project site. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-20 City of South San Francisco October 2009 CUMULATIVE IMPACTS This cumulative impact analysis considers development of the proposed project, in conjunction with other development within the vicinity of the project in the East of 101 Area in the City of South San Francisco. The East of 101 Area is an appropriate geographic context for cumulative impacts on visual quality because this area is a distinct development area, isolated from the rest of the City by US 101 to the west and bounded by the Bay to the east. As described in Impact IV.B-1, the proposed project would not result in a significant impact on scenic vistas of the San Francisco Bay or Point San Bruno “Windchime.” The two easterly buildings proposed for the Precise Plan (900 and 850 Gateway Boulevard) would be six-stories in height. Other buildings on the site, including the parking structures, would be less than six stories in height. Building heights within the East of 101 Area are subject to the maximum height limits of Federal Aviation Regulations Part 77. Development in the East of 101 Area is subject to varying height limits, depending on the proximity of the area to San Francisco International flight paths. Additional projects proposed in the area include buildings primarily ranging from one to seven stories, with one 20-story hotel proposed to the northwest of the project which could have a potentially significant impact on long-range views of the mountains and Bay from various vantage points. However, all future development of land uses in the vicinity would need to be consistent with the City’s General Plan and East of 101 Area Plan, and would be subject to the City’s Zoning Code and Design Review Boards. Considering combined visual impacts from the less than cumulative projects and the proposed project, cumulative impacts on scenic vistas would be significant . As described in Impact IV.B-3, the proposed project would not result in a significant impact on the visual character or quality of the existing site. The regulating policies and development standards pertaining to the design and aesthetics of the East of 101 Area Plan and policies of the Gateway Specific Plan Redevelopment District would ensure that the project would enhance the visual character and quality of the area. Additional development proposed in the East of 101 Area includes primarily office and R&D land uses, with some hotel and retail uses, and a new ferry terminal, each of which would be approved subject to consistency with the same policies established in the East of 101 Area Plan and compliance with development standards of the City’s Zoning Code. The Zoning Code promotes development consistent with its surroundings, in terms of design, massing, and building heights. Each project would also be subject to extensive design oversight as part of the City’s entitlement process. Consequently, changes in land use that would substantially degrade the area would generally not be permitted to occur, thereby protecting the visual character of the East of 101 Area. Consequently, cumulative impacts on the less than significant visual character and quality of the East of 101 Area would be . Construction of new development as part of implementation of the proposed project would result in short- term impacts on visual character during the construction period. Other development in the East of 101 Area could result in significant impacts on visual character during the construction period. The significant impacts on the visual character or quality of the site and vicinity due to project construction (e.g., construction equipment, fencing, and debris) could exacerbate construction period visual character impacts of other projects. However, this visual condition would be a temporary visual distraction typically Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-21 City of South San Francisco October 2009 associated with construction activities and equipment. Therefore, the cumulative impact from less than significant implementation of the proposed project would be. The East of 101 Area is highly urbanized and nearly built out and contains numerous existing sources of daytime glare and nighttime lighting. Residential land uses are not permitted within the entire East of 101 Area, and therefore sensitive land uses are not at risk by the potential accumulation of light and glare. As described under Impact IV.B-4, the proposed project would not create a significant impact by increasing daytime glare in a location visible from U.S. 101 as the building design would incorporate a mixture of materials including glass, stone, pre-cast/GFRC, and painted metal. This mixture of materials would not create large blocks of glass or reflective materials that would create excessive glare. Additionally, the proposed project would comply with the guidelines in the Design Element of the East of 101 Area Plan, including those related to building design, specifically Guidelines DE-41 and DE-42. Cumulative development within the surrounding areas would be subject to the East of 101 Area Plan design policies and compliance with development standards of the City’s Zoning Code, as well. Development within the areas adjacent to the proposed project area could result in the creation of new sources of light that could create nighttime glare. As described in Impact IV.B-4, the proposed project could create a significant impact to distant views by increasing nighttime lighting that could contribute to a diminishment in nighttime sky. Cumulative development (primarily the intensification of existing land uses, primarily research and development facilities, with some hotel and retail development) within the surrounding areas could result in some diminishment in nighttime sky. However, all uses in the East of 101 Area would be subject to East of 101 Area Plan design policies and compliance with development standards of the City’s Zoning Code. Therefore, cumulative impacts associated with nighttime lighting less than significant would not be cumulatively considerable and would be . LEVEL OF SIGNIFICANCE AFTER MITIGATION Implementation of Mitigation Measures IV.B-4.1 through IV.B-4.2 identified in this section would adequately mitigate all potential impacts related to aesthetics. These impacts would also be reduced to a less than significant level. Gateway Business Park Master Plan IV.B. Aesthetics Draft Environmental Impact Report Page IV.B-22