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HomeMy WebLinkAbout14_Sec4.9_Aesthetics_web 4.9 Aesthetics 4.9AESTHETICS This section of the MEIR describes existing aesthetic and visual resources in the MEIR Study Area and the surrounding 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 MEIR Study 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 data. 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 2006 FMPU; City of South San Francisco General Plan (1999); Chapters 20.40 (Overlay District) and 20.32 (Planned Industrial Zoning District) of the South San Francisco Municipal Code (SSFMC); and site photographs taken by EIP Associates. Full bibliographic entries for all reference materials are provided in Section 4.9.4 (References) of this section. No comment letters related to aesthetics were received in response to the December 9, 2005, Revised Notice of Preparation (NOP) circulated for the project. In addition, no comments were received at the public scoping meeting held January 17, 2006. The NOP and comment letters are included in Appendix A of this MEIR. 4.9.1Existing Conditions Local Context The Genentech Campus is located along the South San Francisco Bay shoreline within the East of 101 Area, in the City of South San Francisco. Chapter 3 (Project Description) provides a detailed description of the project location. The Genentech Campus is bounded on the north and the east by the San Francisco Bay, and connected by Oyster Point/Forbes Boulevard and Grand Avenue to US 101. It is bordered by rail lines on the west and northwest, connected to the Caltrain station to the west of the Genentech Campus, and is roughly one mile north of the San Francisco International Airport. The Genentech Campus is built on and around Point San Bruno Hill, which is the highest point in the East of 101 Area. The Genentech Campus is visible from downtown South San Francisco and offers scenic views of downtown, the East Bay, San Francisco International Airport, and major landmarks in the Bay Area. The Genentech Campus is located within and adjacent to the Genentech R&D Overlay District, adopted by the City in 1995. All of the Genentech property is within the boundaries of the Planned Industrial District (P-I District) and includes the Bay West Cove, South Campus, and Gateway Properties. The entire East of 101 Area lies within the FAA Height Limit jurisdiction for the SFIA. Along the Genentech Campus shoreline, the Bay Trail public right of way extends within the Bay Conservation and 4.9-1 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Development Commission (BCDC) jurisdiction, connecting the Genentech Campus to the San Francisco Bay regional park system. Visual Characteristics of the Surrounding Area Built Environment The Genentech Campus is bordered by a shoreline trail and greenbelt extending north and south along the Bay on the east. The area inland of the Genentech Campus includes primarily low intensity technology parks, warehouses and industrial uses. The MEIR Study Area is also surrounded on the west, north-west, south and southwest by the core of South San Francisco?s industrial land uses. The area south and southwest of the Genentech Campus consists primarily of 1 and 2-story industrial buildings and airport-serving land uses, including hotels and fast food restaurants. To the west and north of the Genentech Campus within the East of 101 Area, development is newer, with more modern architecture and building heights ranging from 1 to 12 stories. Landscaping and open space areas are also found in more abundance to the west and north of the Genentech Campus. The East of 101 Area has been transforming for the Development to the south and southwest of the Project last 30 years from meatpacking and heavy Area manufacturing facilities to warehousing, research/ development, and biotechnology establishments. The East of 101 Area has been designated by the South San Francisco General Plan as a key commercial development area. Genentech is one of the largest biotech companies in the area, but there are over sixty other bioscience firms which make the East of 101 Area a world hub for biotech industry. In addition to the industrial/business park land uses within the East of 101 Area, there is a marina, and other coastal and business commercial areas on Oyster Point located to the north and northwest of the MEIR Study Area. Numerous hotels are also found in the project vicinity, including the Inn at Oyster Point, Garden Inn, Courtyard by Marriott/Oyster Point, Residence Inn by Marriott, and Larkspur Landing. A Hilton hotel and some additional office space have been approved for the Marina along Oyster Point Boulevard on the north but have not yet been built. Topography/Vegetation The area surrounding the MEIR Study Area is characterized by mostly hilly topography to the north, east, and west, and generally slopes from west to east. From south of the Genentech Campus to the SFIA and beyond to the foothills of the San Mateo County hills is virtually all flat. To the west and north of the Genentech Campus, the topography gradually inclines to the San Bruno Mountains, and to the 4.9-2 Genentech Corporate Facilities Master EIR 4.9 Aesthetics east the campus slopes downward to the Bay. Vegetation in the area is limited to ornamental trees and plants along the perimeter of parking lot areas and framing the streets, landscaped trails with ornamental trees along the Bay, ruderal vegetation over vacant sites, and a 33-acre park with hiking and jogging trails along the west portion of the Oyster Point Marina to the north of the Genentech Campus. Visibility Due to the relatively hilly topography of the area, views of and within the project vicinity are largely restricted to short to mid-range views of nearby business parks, office buildings and industrial structures. Views form the northern portion of the Genentech Campus of the mountains and Bay are more frequent due to larger areas of open space and the upward slope to the San Bruno Mountains. Along the Bay trail to the east of the Genentech Campus, Oakland, San Leandro, San Lorenzo, Hayward, the Hayward and Oakland hills, San Mateo Bridge, Foster City, Coyote Point State Park, and Mt. Diablo are all easily seen on clear days, in addition to long-range views of the San Bruno Mountains and Sierra Point Bay to the northwest. Visual Character As described above, the project vicinity is generally urbanized to the north, south, and west with primarily industrial and business park land uses. 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. The newer buildings are found mostly to the west and north of the Genentech Campus where new development is occurring and intensifying in the area. To the south and southwest of the Genentech Campus, buildings appear older, utility lines are all above ground, landscaping is minimal, and street paving is in need of renewal. Lighting Ambient nighttime lighting is characteristic of industrial park areas. Light sources include street lighting, as well as outdoor security lighting on the uses north, south, and west of the MEIR Study Area. Visual Characteristics of the MEIR Study Area Built Environment The Genentech Central Campus, an approximately 124-acre site, consists of 3.17 million sf of building area, of which roughly 2.8 million sf are occupied by Genentech within the City?s Genentech R&D Overlay District. The remaining properties have tenants with varying lease terms. The Genentech Campus contains several clusters of office, laboratory, manufacturing, and research facilities. As of December 2005, the Genentech Campus had 23 permanent buildings, one office building under construction, and one parking structure under construction. The Genentech Campus properties are organized into four discreet neighborhoods, as described below. 4.9-3 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Lower Campus: The Lower Campus (approximately 55 acres) is located on the northern edge of the MEIR Study Area and is adjacent to the Bay Trail. This area consists of two two-story buildings east of DNA Way that are slated for demolition and redevelopment. West of DNA Way, the Lower Campus includes two large laboratories, three manufacturing buildings, and one office complex, ranging from one to five stories and clustered in generally one central area. Planned changes in 2006 include an interim surface parking lot View of Lower Campus from Oyster Point and the addition of a small manufacturing building. (Upper Campus in background) There is an existing parking structure and surface parking lot located along Forbes Boulevard. Mid Campus: The Mid Campus (approximately 25 acres) houses a number of new and modern research facilities, almost all three-stories in height. Located on the eastern slope of a hillside running down to the bay, several buildings on this Campus afford excellent views of the bay. Modern facilities include high-end landscaping and accessible walkways. The Mid Campus includes both structured and surface parking lots. View of Mid Campus from the eastern-most point of Lower Campus Upper Campus: The Upper Campus (approximately 47 acres) is located along the top of a ridge that drops off sharply to the north and west (Point San Bruno Hill). This Campus consists primarily of new office and laboratory buildings, including several of Genentech?s newest facilities, ranging from two to four stories. The western portion of the Upper Campus (Hilltop) has a number of one-story buildings that are slated for redevelopment in coming years. West Campus: The West Campus (approximately 37 acres) comprises an area of approximately 40 acres. This area is a relatively new addition to the Genentech Campus. It is bordered by East Grand Avenue to the Looking towards Mid Campus and coastal bluffs from Lower Campus east point South, Alterton Street to the west and Point San Bruno Hill to the east. The only other campus adjacent is the Upper Campus along a relatively steep ascent to Grand View Drive. The West Campus is relatively isolated from the rest of the neighborhoods. However due to its strategic location at the busy intersection of Grand View and East Grand, the West Campus will act as a major point of entry. In addition, due to its geography and location, greater FARs and building heights are possible along the western edge of the neighborhood. Overlooking West Campus from Upper Campus Grand Avenue. 4.9-4 Genentech Corporate Facilities Master EIR 4.9 Aesthetics Topography/Vegetation The Genentech Campus is built on and around Point San Bruno Hill, the highest point in the East of 101 Area rising 180 feet from the shoreline. Lower Campus is located at Bay level, and slopes upward from the west to the east to Mid Campus and Upper Campus. Upper Campus topography is characterized by steep terrain, dropping off drastically west of Grand View Drive to the Lower and West Campuses below. The highest elevation is approximately 147 feet at Upper Campus, and the lowest is 8 feet at Lower Campus bordering the Bay. Vegetation on the Genentech Campus consists of California native and Mediterranean plants designed both formally at the edges of streets and pathways, and informally at the perimeter of the neighborhoods. Natural vegetation is found along the bay bluffs and on steep slopes in and around the Genentech Campus. Visibility Advantageously located along the San Francisco Bay shoreline and the slopes of Point San Bruno Hill, views of San Bruno Mountain, San Francisco, the San Francisco Bay, and Mt. Diablo are significant assets to the Genentech Campus. Lower Campus: The Lower Campus has direct access to views across the Bay as well as views of the San Bruno Mountains to the northwest. The topography is flat and generally a few feet above sea level. To the southwest, the neighborhood is bordered by the Point San Bruno Hill ridge, atop which sits Upper Campus, preventing views to the south and southwest of the Genentech Campus from the Lower Campus. From the eastern end of the Lower Campus, the Bay to the south is visible. Mid Campus: The Mid Campus neighborhood has unobstructed views across the Bay to the north, east, and south. It sits at a higher elevation than Lower Campus so future development on Lower Campus will not impact views from Mid Campus. Views to the north and west are obstructed, however, by the Upper Campus. Upper Campus: The Upper Campus neighborhood occupies the highest point of development on Point San Bruno Hill and provides expansive views to the San Francisco Bay and beyond, including San Francisco and Mt. Diablo on clear days, as well as San Bruno Mountain and Sign Hill to the west. There are three views identified for the analysis of aesthetics in this MEIR; these are identified in Figure 4.9-1 (Viewpoint 1), Figure 4.9-2 (Viewpoint 2), and Figure 4.9-3 (Viewpoint 3). These viewpoints were chosen as a representative sample of the views available of the MEIR Study Area from surrounding uses and the broader project vicinity. The general character of each of these viewpoints is described below. Viewpoint 1 This view is looking north towards the Genentech Campus from a point along the Bay Trail south of the Genentech Campus. As seen in Figure 4.9-1, foreground views consist of the Bay and natural vegetation; middle-ground views from this point are of the South Campus, currently under construction, but not part of the proposed expansion of the Genentech R&D Overlay District. Background views to the north 4.9-5 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis are of Mid Campus, and behind the South Campus to the northwest are views of Upper Campus buildings and distant views of the San Bruno Mountains. Viewpoint 2 This view is looking south and southwest towards the Genentech Campus from Oyster Point on the north side of the Bay cove, as seen in Figure 4.9-2. Foreground views are of the Bay Trail and Bay, and the rocky bluff on either side of the Bay, with some natural vegetation. Middle-ground views are of the Lower Campus, level with the Bay, and the tall buildings of Upper Campus above Lower Campus. Background views are composed of the San Mateo hills located south and southwest of the MEIR Study Area. Viewpoint 3 This view is looking west from a parking lot off Eccles Avenue, to the northwest of the Genentech Campus, as seen in Figure 4.9-3. Foreground views are looking down at a parking lot and street trees fronting Forbes Boulevard. The Middle-ground view is of a 3-story building that is located just north of West Campus, at the base of Upper Campus. Background views beyond the building are dominated by single story buildings within Upper Campus, and a distant view of the Wind Harp?an art sculpture at the top of Point San Bruno Hill. Visual Character The existing Genentech Campus is divided into distinct neighborhoods, as discussed above, each with a unique geographic setting. Buildings within each neighborhood are arranged in clusters with research facilities, cafeterias, parking lots, and other activity centers, ranging between 1 and 5 stories. The majority of the Genentech Campus buildings are new and in good condition, with older buildings slated for redevelopment. The Genentech Campus is nicely landscaped with native vegetation along the slopes and edges of buildings and roads. Genentech Campus 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. Lighting Existing lighting within the MEIR Study Area is characteristic of a research and development campus. Light sources include interior lighting within each building, and nighttime security lighting at building entries, courtyards, and spaced along pathways and circulation areas. Newer buildings are designed to utilize transparent and non-reflective glass to control glare, and are oriented to maximize access to natural lighting. 4.9.2Regulatory Framework Federal There are no federal statutes related to aesthetics that would apply to the proposed project. 4.9-6 Genentech Corporate Facilities Master EIR 4.9 Aesthetics State McAteer-Petris Act Under the McAteer-Petris Act, the Bay Conservation and Development Commission (BCDC) regulates development within the first 100 feet inland from the Bay. One of BCDC?s primary roles is to review proposed development or changes to the shoreline for their aesthetic and visual impact. BCDC has appointed a Design Review Board that evaluates projects and makes recommendations in light of the San Francisco Bay Plan Part IV, Appearance, Design, and Scenic Views, Policies 1-15 (BCDC 2002). Although the 2006 FMPU and related expansion of the Genentech R&D Overlay District does not affect the shoreline, the Genentech Campus is located adjacent to the shoreline, and any future changes to buildings within the first 100 feet inland from the Bay would be subject to BCDC regulations. Some of the criteria related to aesthetics include the following: To enhance the visual quality of development around the Bay and to take maximum advantage of the attractive setting it provides, the shores of the Bay should be developed in accordance with the Public Access Design Guidelines. All bay front development should be designed to enhance the pleasure of the user or viewer of the Bay. Maximum efforts should be made to provide, enhance, or preserve views of the Bay and shoreline, especially from public areas, from the Bay itself, and from the opposite shore. Structures and facilities that do not take advantage of or visually complement the Bay should be located and designed so as not to impact visually on the Bay and shoreline. In particular, parking areas should be located away from the shoreline. 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 Genentech facilities. Pertinent aesthetic policies are listed below: 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. 4.9-13 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis East of 101 Area Plan (adopted 1994) The MEIR Study Area is also located within the East of 101 Area Plan, a detailed implementation guide for the area. The East of 101 Area Plan is principally used to provide direction related to project design and certain other facets of development in the area not otherwise covered in the General Plan or other City plans. Some of the policies in the East of 101 Area Plan related to the protection of aesthetic resources are listed below. The City will use these criteria in evaluating proposals for new development. 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. LU-28 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. Design DE-1 Developments on parcels adjacent to San Francisco Bay should emphasize the bay shore atmosphere and take advantage of the design and visual opportunities associated with the bay. b. US 101 Corridor Development US 101 is an important regional transportation corridor that creates the East of 101 Area?s western edge and affords many people their only views of the area. For this reason, it is particularly important that developments visible from US 101 be designed with a high visual quality. The following policies will enhance the visual image of the area as seen from US 101: DE-2 Projects in the vicinity of US 101 should be designed with the freeway in mind. Topographic Features DE-4 Developments built on sloping sites should incorporate the topography into their plans, rather than including significant grading to create flat development pads. 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 policy will ensure that future development takes advantage of these landmarks. 4.9-14 Genentech Corporate Facilities Master EIR 4.9 Aesthetics 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. 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. South San Francisco Municipal Code Zoning Ordinance: Planned Industrial (P-I) Zoning District The City of South San Francisco Municipal Code (SSFMC) designates the Genentech Campus and facilities as Planned Industrial (P-I). The P-I zoning district (Chapter 20.32) establishes permitted uses, height, bulk, and space standards for all land designated P-I. The P-I zone is applied to land intended for research and development uses. P-I Zone is the base or underlying zoning district for the Genentech Campus. The Genentech R&D Overlay District is ?overlaid? on top of the underlying P-I zoning. Zoning Ordinance: Genentech Research and Development Overlay District The Genentech Campus lies within the Genentech R&D Overlay District (SSFMC Chapter 20.40), which augments the underlying P-I Zone and grants a degree of flexibility in development. Design review of projects within the Genentech R&D Overlay District must be in accordance with the provisions of this title, including SSFMC Chapter 20.40 (Genentech R&D Overlay District) and any facility design guidelines adopted by the Planning Commission pursuant to SSFMC Chapter 20.39.040(c). The 2006 FMPU must be consistent with the General Plan, and the Genentech R&D Overlay District. The purpose of the 2006 FMPU is to implement the Genentech R&D Overlay District by: Establishing a facility-wide architectural character, a system of open space elements, and a pedestrian and vehicular circulation system. Increasing the flexibility of the City?s land use regulations and speed of review procedures to reflect the rapidly changing needs of Genentech growth and development. Establishing facility-wide development standards and design guidelines. 4.9-15 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Defining a baseline of existing conditions for all land classified in the Genentech R&D Overlay District. 4.9.3Project Impacts and Mitigation Analytic Method The analysis of visual impacts focuses on the nature and magnitude of changes to the visual character of the MEIR Study Area as a result of the expansion of the Genentech R&D Overlay District and related 2006 FMPU, including the visual compatibility of anticipated development with the existing Genentech Campus and adjacent uses, vantage points where visual changes would be evident, and the introduction of new sources of light and glare. The 2006 FMPU does not establish the location, size or design of individual buildings. The emphasis of the 2006 FMPU is on policies that will achieve several purposes identified in the 2006 FMPU, including protecting and capitalizing on views and ensuring access to the waterfront, and providing design guidelines that will serve as a basis for design review and approval for development in the MEIR Study Area. Planned visual change that would be compatible with existing patterns of development with respect to height, massing, setback, and architecture of form would not be considered a significant impact on the environment. Thresholds of Significance The following thresholds of significance are based on Appendix G of the 2006 CEQA Guidelines. For purposes of this MEIR, 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 Impacts and Mitigation Measures Threshold Have a substantial adverse effect on a scenic vista Impact 4.9-1 Implementation of the proposed project would not result in a substantial adverse effect on a scenic vista. Implementation of the project requirement less than significant. PR 4.9-1 would ensure this impact remains 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). 4.9-16 Genentech Corporate Facilities Master EIR 4.9 Aesthetics Panoramic views are typically associated with vantage points that provide a sweeping geographic orientation not commonly available. Examples of panoramic views include urban skylines, valleys, mountain ranges, or large bodies of water. To determine whether the proposed project would substantially and adversely impact existing scenic views, it is important to identify significant view sheds in the vicinity of the proposed project, and determine if those views would be impacted by implementation of the proposed project. As stated in Section 4.9.1 (Existing Conditions), there are three views identified for the analysis of aesthetics in this MEIR; these are identified in Figure 4.9-1 (Viewpoint 1), Figure 4.9-2 (Viewpoint 2), and Figure 4.9-3 (Viewpoint 3). These viewpoints were chosen as a representative sample of the views available of the MEIR Study Area from surrounding uses and the broader MEIR Study Area. The following discussion describes and analyzes the views from the three different viewpoint locations described above that could potentially be impacted by proposed future expansion and growth of the Genentech R&D Overlay District. These viewpoints are representative of views held of scenic vistas from various vantage points to the south, west, and north of the MEIR Study Area and include all major view points for public views of the project. Viewpoint 1: View from the South, Looking North As described above, foreground views from Viewpoint 1 consist of the Bay and natural vegetation; middle-ground views are of the proposed South Campus; and background views are of Mid Campus, parts of Upper Campus and the San Bruno Mountains. New development in the Mid Campus area would not impact views of the Bay or San Bruno Mountains from viewsheds south of the Genentech Campus, as Mid Campus is set back from the Bay so as not to impact views of the Bay, and is not in the line of sight of the mountains. The opportunity sites on the Genentech Campus are where redevelopment or new construction could occur, as identified in the 2006 FMPU. Proposed opportunity sites for future development on Upper Campus, as shown in the 2006 FMPU, are not in a location that would significantly alter views of the San Bruno Mountains from land uses to the south of the Genentech Campus. Proposed opportunity areas for future development are either in the eastern portion of the Upper Campus or set back along Grand View Drive in the interior portions of Upper Campus, where imposed height restrictions would protect views of the distant mountains from vantage points south of less than significant the Genentech Campus. This impact is considered . Viewpoint 2: View from Oyster Point (north of Campus), Looking South Viewpoint 2 consists of foreground views of the Bay and Bay Trail, middle-ground views of Lower and Upper Campus, and distant views of the San Mateo hills south of the Genentech Campus. Scenic views of the Bay from this viewpoint would not be impacted by proposed intensification or expansion of the Genentech R&D Overlay District, as the Bay is in the foreground. Development on Point San Bruno Hill within Upper Campus would potentially obstruct views to the hills south of the Genentech Campus, as well as the Wind Harp at the top of Point San Bruno Hill, depending on the location and height of development. These views, however, would only be obstructed for non-residential land uses, such as the Marina, Oyster Point Inn and commercial uses north of the Genentech Campus. Furthermore, the existing elevation of Point San Bruno Hill largely obstructs views to the south of the Genentech Campus 4.9-17 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis from vantage points north of the Genentech Campus. As such, new development would not create a significant difference in view obstruction from what currently exists due to the natural terrain of Point less than significant San Bruno Hill. Therefore, this impact would be considered . Viewpoint 3: View from parking lot off Eccles Avenue, looking west towards Campus Viewpoint 3 consists of foreground views of a parking lot and Forbes Boulevard; middle-ground views of a three-story building on the east side of Forbes Boulevard; and background views of single-story buildings of Upper Campus, and the Wind Harp sculpture at the peak of Point San Bruno Hill. The proposed 2006 FMPU identifies opportunity areas for potential future development, some of which are located within view of land uses west of the Genentech Campus. For example, redevelopment of the one-story administrative buildings at the top of Grand View Drive to two or three-story buildings, and redevelopment within the West Campus along Allerton Avenue, could potentially block views of the Wind Harp sculpture. However, the 2006 FMPU lists goals to protect existing view corridors while simultaneously maximizing Genentech skyline (within FAA height regulations) along Point San Bruno Hill to establish a strong visual identity and skyline for the Genentech Campus from US 101 and the East of 101 Area. The 2006 FMPU also specifically identifies the need to limit the higher elevations within the West Campus neighborhood to not only comply with FAA regulations but also maintain a view corridor to the Wind Harp sculpture. Policy DE-5 of the East of 101 Area Plan, and incorporated in the MEIR as PR 4.9-1, also directs development in the East of 101 Area to be designed to take advantage of views of Point San Bruno Hill with its ?Windchime.? Project Requirement 4.9-1 would ensure that future development within the West Campus would retain views of the Wind Harp. As such, views of the Wind Harp sculpture would be protected under the 2006 FMPU and East of 101 Area Plan, and this impact less than significant. would be considered PR 4.9-1 Future development within the West Campus shall be constructed so as not to obstruct existing views of San Francisco Bay and Point San Bruno Hill and the associated ?Wind Chimes? sculpture, from areas west of the Genentech Campus, including US 101. Open space areas and new roadways shall be designed to provide views of these resources. Threshold Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway Impact 4.9-2 Implementation of the proposed project would not result in a substantial adverse effect on scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. There no impact is. The Genentech Campus is built on and around Point San Bruno Hill?the highest point in the East of 101 Area?with views overlooking San Francisco Bay and many major landmarks in the Bay Area. Sections of Bay Area Interstate-280 (I-280), Interstate-580 (I-580), and Interstate-680 (I-680) have been designated as scenic corridors under the State Scenic Highway program but do not provide motorists with expansive or continuous, uninterrupted views of the Bay. None of these designated highways is in the vicinity of the Genentech Campus. The closest scenic highway is I-280, which runs north-south more 4.9-18 Genentech Corporate Facilities Master EIR 4.9 Aesthetics no impacts than 5 miles to the west of the Genentech Campus. Therefore there are to resources within a scenic highway. Threshold Substantially degrade the existing visual character or quality of the site and its surroundings Impact 4.9-3 Construction of the proposed project would not adversely alter the visual less-than- character or quality of the MEIR Study Area. This is considered a significant impact. The proposed project consists of an update of the 1995 Genentech Corporate Facilities Master Plan (2006 FMPU) and expansion of the Genentech R&D Overlay District. The proposed growth strategy aims for expansion and redevelopment throughout the Genentech Campus, concentrating on more intense administrative office development in the Upper Campus and West Campus. Research and development uses will continue to expand in the Mid and Lower Campuses. The expected growth of the Genentech Campus to six million sf of building space on 200 acres will result in an overall Genentech R&D Overlay District FAR of .69, which is below the permitted FAR of 1.0 for the District. However, individual neighborhood densities will vary, with the maximum FAR of any neighborhood not to exceed 2.0. Implementation of the proposed project anticipates the following changes within each of the Campus neighborhoods, none of which are considered significant impacts to the visual quality or character of the MEIR Study Area: Lower Campus: The Lower Campus currently houses offices, laboratory, manufacturing, and warehouse buildings, ranging from two to five stories, and is currently constructing an interim surface parking lot and a small manufacturing building, as described above. The 2006 FMPU identifies several opportunity sites along the Central Spine and along the Bay shoreline for development, which would transform the Lower Campus into the northern gateway to the Genentech Campus. Development underway (December 2005) in the Lower Campus includes: An expansion of approximately 20,000 sf to accommodate small scale clinical manufacturing, and other manufacturing functions; a new 35,709 square foot modular fill facility; a new 750-space surface parking lot; and expansion of the central plant in addition to a new 7,894 square foot boiler building to support manufacturing buildings. Mid Campus: The Mid Campus currently houses a number of new and modern research facilities, grouped into multiple building clusters. New development under the 2006 FMPU would reinforce existing connections and create smaller, informal gathering and open spaces. The neighborhood would capitalize upon its unique setting by siting new buildings and amenities to connect to existing connections and open spaces. Improvements under construction as of the December 2005 baseline include the extension of the Bay Trail to connect to the future South Campus. Upper Campus: The Upper Campus currently consists primarily of new office and laboratory buildings, including several of Genentech?s newest facilities. Redevelopment under the 2006 FMPU would focus upon external placemaking, views, and internal Genentech Campus amenities, providing the foundation 4.9-19 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis for an active Central Spine in Upper Campus. The greatest amount of intensity would focus along the hillside to both capture views and define the Genentech Campus with a strong identity and skyline. A 150,972 square foot office building is under construction (December 2005.) West Campus: Only one building within the West Campus is planned to remain. The remainder of the area is slated for development under the 2006 FMPU. Land Use Goals identified in the 2006 FMPU for the West Campus includes developing it as the major southern and western gateway into the Genentech Campus, given its strategic location at the busy intersection of Grand View and East Grand. Landscape, open space, signage, and building alignments along Grand View Drive will further emphasize this entry point. Greater FARs and building heights are possible along the western edge of the neighborhood, where lower elevations are substantially below those of the adjacent Upper Campus. However, the higher elevations within the neighborhood are both limited by Federal Aviation Administration regulations and the need to maintain a view corridor to the Wind Harp sculpture. While the 2006 FMPU proposes redevelopment and intensification in the next ten years of various sites in each of the Campus neighborhoods, the 2006 FMPU does not establish the location, size, or design of each individual building which will follow over the next ten years. However, during construction, four basic types of activities would be expected. First, demolition of existing structures within the Genentech Campus 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 in the MEIR Study Area 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 MEIR Study Area, these visual impacts could affect surrounding land uses to the north, south, and west of the Genentech Campus, which is comprised of primarily industrial areas. In addition, automobiles traveling along Forbes Boulevard and East Grand Avenue would have short-term views of the MEIR Study Area during construction. Boats and bicyclists along the Bayshore bike path may also have short-term views of construction activity occurring on the eastern side of the Genentech Campus. However, this visual condition would be a temporary visual less distraction typically associated with construction activities and equipment and would be considered than significant , and no mitigation is required. Impact 4.9-4 Implementation of the proposed project would not adversely alter the visual character or quality of the existing MEIR Study Area. This is less-than-significant considered a impact. Implementation of the proposed project would result in an expansion of the existing Genentech R&D Overlay District, and a subsequent intensification of existing land uses within the proposed expanded Genentech R&D Overlay District. The proposed character and uses are described above under Impact 4.9-3. New development would be required to comply with development codes found within the Genentech R&D Overlay District and Planned Industrial Zone in the SSFMC; and be consistent with policies stated within the City?s East of 101 Area Plan. New development would be compatible with 4.9-20 Genentech Corporate Facilities Master EIR 4.9 Aesthetics existing patterns of development with respect to height, massing, setback, architecture, and would not be considered a significant impact on the visual character or quality of the existing MEIR Study Area. Specifically, the 2006 FMPU contains design guidelines and development standards that further the City?s intent for the East of 101 Area. In response to the unique setting and views of the Genentech Campus, the 2006 FMPU focuses its design directives upon connectivity, views, character, and the pedestrian experience. The 2006 FMPU identifies specific strategies to enhance streetscape and character, Genentech Campus entry points, primary and secondary pathways, views, open space, individual neighborhoods, and building scale and massing. For example, some of the design strategies include developing cohesive facility streetscape with consistent site elements including lighting, signage, site furnishing, and bus shelters; enhancing the sense of arrival at key entry points to the Genentech Campus through landscape, signage, and other design elements; using landscape to create a distinct campus identity; and using view corridors and sight lines along major pathways to visually connect neighborhoods, open spaces, and amenities. Furthermore, the Genentech R&D Overlay District prescribes planning and design principles for facility- wide development in accordance with the 2006 FMPU. Development standards in the Overlay District designate maximum lot coverage, floor area ratio, off-street parking and loading requirements, building heights, and landscaping, with the intent to achieve a well-designed and integrated campus with respect to architecture, open space elements, and circulation. As a result, new development would be required to be compatible and interconnected with existing development in a well-designed manner so as not to adversely alter the visual quality or character of the existing MEIR Study Area. Specific policies and design guidelines are also in place to protect and enhance the visual quality and character of the existing Genentech R&D Overlay District, some of which are listed above under Regulatory Framework. The City will use the design policies specified in the City?s East of 101 Area Plan in evaluating proposals for new development. For example, Policy LU-2 in the Land Use Element encourages new land uses to be similar to or compatible with surrounding development, and that new developments should visually enhance and contribute to the aesthetic character of the East of 101 Area; Policy DE-1 in the Design Element states that developments on parcels adjacent to San Francisco Bay should emphasize the bay shore atmosphere and take advantage of the design and visual opportunities associated with the bay. Additionally, Policy DE-2, which has been incorporated in the MEIR as PR 4.9- 2 below, directs that development visible from US 101 be designed with a high visual quality; and Policy DE-38 states that 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. Additional policies in the Design Element address the design of parking, loading and access; landscaping and lighting; utility lines; fencing and screening; signage, and rooftop mechanical equipment. The comprehensive list of design strategies identified in the 2006 FMPU, in combination with guiding policies from the East of 101 Area Plan and development and design standards of the Genentech R&D Overlay District, and implementation of the identified Project Requirement PR 4.9-2, will ensure that new development as a result of implementation of the 2006 FMPU enhances the visual quality and 4.9-21 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis less than significant character of the existing MEIR Study Area. This impact is considered , and no mitigation is necessary. Impact 4.9-5 Implementation of the proposed project could result in an adverse effect on scenic resources visible from US 101 and this effect is a potentially significant impact. However, implementation of identified project requirement PR 4.9-2 would reduce the potentially significant impact to a less-than-significant impact. As stated in the Regulatory Framework above, although US 101 is not a designated scenic highway, the City?s General Plan has identified US 101 as an important regional transportation corridor that creates the East of 101 Area?s western edge and affords many people their only views of the area. US 101 is less than a mile west of the Genentech Campus, and portions of the Upper Campus Neighborhood, including the Wind Harp and buildings surrounding the Wind Harp along Grand View Drive (i.e. Buildings b5 through b8, and b20), are seen from locations along US 101. For this reason, the City has created policies, such as Policy DE-2 of the East of 101 Area Plan and incorporated in the MEIR as PR 4.9-2, to ensure that development visible from US 101 be designed with a high visual quality and enhance the visual image of the area as seen from the highway. The proposed project keeps a maximum building height limitation of 150 feet above ground level on buildings within the Genentech Campus, consistent with height restrictions imposed by the FAA. The 2006 FMPU also identifies a goal to ensure that building heights and massing maintain key views to the Bay and San Bruno Mountain as seen from existing view corridors from various locations within the Genentech Campus. PR 4.9-2 Developments within the proposed MEIR Study Area visible from US 101 be designed with a high visual quality. Future developments within the proposed MEIR Study Area shall be designed to enhance the visual image of the area as seen from US 101 and shall be designed with the views from US 101 in mind in order to create an aesthetically pleasing and inviting environment from US 101. According to the General Plan, buildings and structures which reflect the character of districts and centers for activity, provide reference points for human orientation, and may add to (but can detract from) topography and views. People perceive the visual quality of developments from the streets while traveling, and from entranceways and observation points, such as US 101, while visiting the City. New buildings erected as part of implementation of the proposed project would be subject to the same height requirements as the existing structures in the MEIR Study Area, and be similar in size and scale as those currently on site, in order to protect existing views. Project requirements PR 4.9-1 and PR 4.9-2 above would also ensure that views of the Wind Harp from US 101 are retained. Therefore, through implementation of City policies, existing height regulations, and PR 4.9-1 and PR 4.9-2, the proposed expansion and intensification of the Genentech Campus would not create adverse effects with respect to less than potential impacted views from US 101. Therefore, this impact would be considered significant , and no mitigation is required. 4.9-22 Genentech Corporate Facilities Master EIR 4.9 Aesthetics Threshold Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area Impact 4.9-6 Implementation of the proposed project would result in new sources of increased daytime glare. This is considered a potentially significant impact. However, implementation of mitigation measure MM 4.9-1 would less than significant reduce the impact associated with daytime glare to . Implementation of the proposed project, which entails expansion and intensification of the existing MEIR Study Area, as described above, could create new sources of glare from reflective building surfaces. The proposed project is an expansion of existing commercial, office, manufacturing, and related structures currently owned by Genentech. No residential uses are located within the MEIR Study Area and residential uses are not permitted within the entire East of 101 Area. Adjacent land uses consist of commercial, industrial, and recreational concerns, and these areas would not be impacted by potential daytime glare. However, the Upper Campus neighborhood occupies the highest point in the East of 101 Area, on the highest point of Point San Bruno Hill, and is visible from US 101 and much of the East of 101 Area. The Genentech Campus? high vantage point provides expansive views to the San Francisco Bay and beyond, including San Francisco and Mt. Diablo on clear days, as well as San Bruno Mountain and Sign Hill to the west. As the proposed project calls for intensification of development on Point San Bruno Hill, daytime glare would increase if reflective materials were used, and could adversely affect views by distant land uses, such as motorists traveling along US 101, looking towards the Genentech Campus to views of the San Francisco Bay, San Bruno Mountain, and Mt. Diablo. Therefore, the added sources of daytime glare could adversely affect land uses not within the project vicinity, but within view of the project site, which could result in a potentially significant impact. The 2006 FMPU, however, encourages the use of glass systems throughout the Genentech Campus that are as transparent and as non-reflective as possible while achieving the requisite performance for energy conservation, internal comfort, and glare control. Specifically, the 2006 FMPU proposes double-glazed and non-reflective vision glass as the building material for Genentech Campus glass and entries. With installation of these proposed materials, made a requirement under mitigation measure MM 4.9-1 below, daytime glare on the less-than-significant Genentech Campus would be reduced to a level. MM 4.9-1 Design for the proposed structures on the Campus neighborhoods shall include the use of textured or other non-reflective exterior surfaces and non-reflective glass types, including double glazed and non-reflective vision glass. All exterior glass must meet the specifications of all applicable codes. Implementation of MM 4.9-1 would reduce impacts from daytime glare on the Campus neighborhoods to a less-than-significant level by eliminating or minimizing increased glare by the use of non-reflective glass and non-reflective textured surfaces for new development. New development in the other Campus neighborhoods as a result of implementation of the proposed project would not create an adverse affect on views created by an increase of daytime glare due to the absence of sensitive land uses in the vicinity or within viewing distance of these other neighborhoods. less than significant. With implementation of MM 4.9-1 above, this impact would be considered 4.9-23 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Impact 4.9-7 Implementation of the proposed project would result in new sources of increased light that could adversely affect daytime or nighttime views in the area. This would be a significant impact. However, with implementation of the identified mitigation measures, MM 4.9-2(a) less-than-significant. through 4.9-2(c), would reduce this impact to a level Implementation of the proposed project, which entails expansion of the existing Genentech R&D Overlay District and subsequent intensification of existing commercial, manufacturing, office, and related structures in the proposed expanded area, would create new sources of light from exterior building illumination, lighted vehicle and pedestrian circulation, including the headlights of vehicular traffic. However, as mentioned above, 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. The 2006 FMPU proposes maintaining appropriate levels of light at building entries, walkways, courtyards, parking lots, and private roads at night consistent with minimum levels detailed in the company security plan and building codes. Nighttime security lighting would not be expected to substantially increase over current conditions. The 2006 FMPU proposes fixture heights of 22-feet on parking lots and roads; 15-foot poles on sidewalks, pathways, and plazas; and 42-inch high bollards for accent pedestrian lighting. Lighting would be directed onto the specific locations intended for illumination and would be characteristic of existing lighting in the surrounding industrial areas. These lighting standards, as made a requirement by mitigation measures MM 4.9-2(a) through MM 4.9-2(c), below would reduce the impacts associated with new light sources. MM 4.9-2(a) Maintain appropriate levels of light at building entries, walkways, courtyards, parking lots and private roads at night consistent with minimum levels detailed in Genentech?s security plan and building codes. MM 4.9-2(b) Enhance campus character with consistent use of light fixtures, finishes and colors. MM 4.9-2(c) 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 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 exceed 15?total finished height, appropriately finished black, or approved equal. Accent pedestrian lighting?provide bollard style fixtures, not to exceed 42? total height, appropriately finished black, or approved equal. Additional lighting would not have the potential to create ?spillage? onto sensitive land uses, as none exist within the area. With implementation of MM 4.9-2(a) through MM 4.9-2(c), this impact would be less than significant considered. 4.9.4References Brady and Associates. 1994. East of 101 Area Plan, July. Dyett & Bhatia. 1999. City of South San Francisco General Plan, 13 October 4.9-24 Genentech Corporate Facilities Master EIR 4.9 Aesthetics ???. 2005. Genentech Corporate Facilities Master Plan. Existing Conditions. 3 October. South San Francisco. City of. 1986 and amended periodically. South San Francisco Municipal Code. 4.9-25 Genentech Corporate Facilities Master EIR