6.1 Aesthetics Introduction

Transcription

1 SECTION 6.0 ENVIRONMENTAL ANALYSIS 6.1 Aesthetics Introduction The aesthetic quality of the proposed Project is determined by its visual character, consisting of elements such as natural and man-made features, elevations and topography, and prominent views of and from the site. In addition, surrounding urban and natural features comprise the visual setting within which the Project site takes on a given degree of importance. Both natural and artificial landscape features contribute to perceived visual images and the aesthetic value of a view. The aesthetic value of a site or feature may be influenced by geologic, hydrologic, botanical, wildlife, recreational, cultural, and urban features associated with it. Visual images and their perceived visual quality can vary substantially by season and even hourly as weather, light, shadow, and elements that comprise the viewscape change. Judgments of visual quality must also be made based on a regional frame of reference, since the same landform or visual resource in different geographic areas could have different visual resource quality and sensitivity in each setting. For example, a small hill may be a significant visual element on a flat landscape but may have very little significance in mountainous terrain. Evaluating a project s landscape changes and its effects on visual quality is often seen as a highly subjective matter, open to many interpretations and personal preferences. However, a widely diverse body of knowledge and study of the subject of natural and urban aesthetics has led to coherent and systematic methods of visual impact analysis. There are several methods that are better suited for particular landscape types or additions. In the absence of a methodology prescribed by the City of Orange, this analysis would employ elements of more than one analysis technique in an effort to focus on the site. The visual analysis uses a series of visual simulations and a qualitative, descriptive approach at a broad scale to describe and evaluate the visual resources of the Project site and proposed development. The existing visual setting in and around the Project site is defined by on-site and off-site features and the various views from particular vantage points (i.e., viewsheds ) that encompass those features. The onsite and off-site aesthetic character consists of urban and natural elements, and all occur within the context of single-family residential development land uses located within the immediate vicinity of the Project site and adjacent roadways. A series of visual simulations has been prepared and serve as the basis for determining the potential impacts of the proposed Project on the aesthetic character of the area. Draft EIR Marywood Residential Development Project June 2015 Page 6.1-1

2 6.1.2 Existing Conditions On-Site Visual Character Development The 16-acre Project site is developed with 14 buildings totaling approximately 102,000 square feet of religious, educational, and office uses that support the current Marywood Pastoral Center. Existing development includes a main entrance and quad, administration building, former classrooms that now function as offices, a library, gymnasium, auditorium, cafeteria, conference rooms, three-story dormitory, convent, a chapel and landscaping. The existing buildings were designed by noted architect Vincent G Raney in the style of new formalism in the early 1960 s. The building architecture has been identified as having cultural significance under CEQA (refer to Section 4.4 on Cultural Resources) and can also be considered an aesthetic resource. In addition, there is an asphalt parking lot for 240 vehicles, tennis courts, colonnade, and other hardscape areas, which total approximately 200,000 square feet. Panoramic foreground and distant views exist from the Project site. The Project site has existing fencing located along East Villareal Drive. The fencing is approximately six feet tall, and includes an entrance gate. Surrounding Views of Project site The surrounding views of the Project site from public locations consist of dominantly the landscape canopy surrounding the site. Motorist heading southwest on East Villareal Drive view the existing Marywood Pastor Retreat parking lot, along with the Chapel and dormitory structures. Likewise, motorist heading northeast on East Villareal Drive view the Chapel steeple and roof on the southern end of the Project site, concealed by the existing vegetation. Motorist traveling along East Altura Avenue, east of North Santiago Boulevard, within a residential community, view the vegetated slope between the lower elevation of the existing tennis court and the higher elevation of the existing soccer field. Portion of a dome roof of one of the existing buildings can also be viewed from this location. Motorist traveling southwest on East Denise Avenue, view the northern portion of the Project site, which consists of sparsely landscaped vegetation including a variety of trees and a dome of one of the existing buildings. Vegetation and Trees A total of 3 vegetation communities/habitat types occur within the Project site as discussed in detail within Section 6.3, Biological Resources. These include: Developed land (buildings and hardscape), Ornamental vegetation, and Ruderal vegetation. Section 6.3.2, Biological Resources, summarizes the Habitat Type / Vegetation Community, and provides a summary of the existing acres mapped for each habitat type/vegetation community within the Project site. Approximately 212 mature trees were surveyed and inventoried within the Project site. Of the 212 mature trees surveyed, no native tree species were observed. The surveys also concluded that many of the trees are in poor health as a result of having been poorly maintained or pruned. Page Draft EIR Marywood Residential Development Project June 2015

3 Off-site Visual Character The area surrounding the Project property includes a residential community to the north; a City water tank on a slope vegetated with ornamental species, Childtime preschool, and a residential community to the east; residential homes and two City water tanks on a slope vegetated with ornamental species to the west; and East Villareal Drive and additional residential homes to the south. Scenic Vistas and Viewscape Corridors The City of Orange defines a scenic vista as a viewpoint that provides expansive views of a highly valued landscape for the benefit of the general public 1. Portions of Orange are characterized by scenic vistas including undeveloped hillsides, ridgelines, and open space areas that provide a unifying visual backdrop to the urban environment. No officially-designated scenic vistas or scenic corridors occur on or adjacent to the Project site as outlined in the City of Orange General Plan. In addition, no public parks, recreation areas, bikeways or trails are located near the site or within view of the site. The City s General Plan EIR defines viewscape corridors as routes that traverse a corridor within which unique or unusual scenic resources and aesthetic values are found. No viewscape corridors exist on or near the project site. City roadways have scenic qualities and are designated as viewscape corridors by the County of Orange. County designated viewscape corridors in the City of Orange include portions of Jamboree Road, Santiago Canyon Road, and Newport Boulevard; however, none of these roadways are located in the vicinity of the Project site and the site cannot be seen from those roadway segments designed as viewscape corridors by the County. The City does not contain any County-designated landscape corridors. The State has designated highways as scenic highways. A segment of State Route-91 (SR-91) has been designated as a State scenic highway. SR-91 is located to the north and is not within the City. Light and Glare With the exception of lighting associated with the existing buildings that occupy the Project site, lighting is limited to the adjacent residential developments surrounding the Project site, as well as Childtime Preschool located along East Villareal Drive. No other significant source of lighting exists either on the Project site or in the Project Area. Roadway lighting exists along East Villareal Drive, and parking lot lighting exists on the Project site. Although this source of lighting contributes to the ambient light conditions in the project environs, it is generally oriented internally, within the existing development areas previously identified and is not intrusive to the adjacent area. The nature and intensity of light generated by the residential development in the vicinity of the Project site are typical of residential lighting. 1 City of Orange General Plan EIR page Draft EIR Marywood Residential Development Project June 2015 Page 6.1-3

4 6.1.3 Regulatory Context Federal Requirements There are no Federal requirements. State Requirements The State Department of Transportation's (Caltrans) Landscape Architecture Program administers the Scenic Highway Program contained in the Streets and Highways Code, Sections State highways are classified as either Officially Listed or Eligible. The intent of this program 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. There are no Officially Listed or Eligible highways near or overlooking the Project site. The nearest officially listed highway is State Route 91 (SR-91); and, is so designated between State Route 55 (SR-55) and the eastern Anaheim city limits. SR-91 is located approximately two miles north from the Project site. Regional/Local County of Orange The Orange County General Plan designates specific roadways as Designated Scenic Highways according to two types: Type I Viewscape Corridors: a viewscape corridor is a route which traverses a corridor within which unique or unusual scenic resources and aesthetic values are found. This designation is intended to minimize the impact of the highway and land development upon the significant scenic resources along the route. Safety roadside rests and vista points should be developed, when feasible and where appropriate, to enhance any exceptional scenic values. Type II Landscape Corridors: a landscape corridor traverses developed or developing areas and has been designated for special treatment to provide a pleasant driving environment as well as community enhancement. Development within the corridor should serve to complement the scenic highway. The County s General Plan Scenic Highway Component identifies the scenic highway routes. The primary purpose of the Scenic Highways Component is to define the policy guidelines pertaining to the implementation of the Scenic Highways Plan. The Scenic Highway Plan attempts to incorporate safety, utility, economy, and aesthetics into the planning, design and construction of scenic highways. East Villareal Drive adjacent to the Project site is not a County-designated scenic roadway, as defined by the Orange County General Plan. Page Draft EIR Marywood Residential Development Project June 2015

5 City of Orange General Plan Section 6.1 Aesthetics The City s General Plan addresses visual and aesthetics resources under the Natural Resources Conservation Element. A detailed consistency analysis of the City s applicable General Plan Goals and Policies and the Marywood Residential Development Project is provided in Section City of Orange Zoning Code The City s Municipal Code Title 17 Zoning, Chapter General Regulations Applicable to All Districts, Section Lighting regulates lighting. Section states the following regulation: The following provisions shall apply: Lighting on any premises shall be directed, controlled, screened or shaded in such a manner as not to shine directly on surrounding premises. Furthermore, lighting on any residential property shall be controlled so as to prevent glare or direct illumination of any public sidewalk or thoroughfares Thresholds of Significance The following thresholds of significance have been identified consistent with Appendix G of the 2014 State CEQA guidelines and with the City of Orange CEQA guidelines. The thresholds of significance are used to determine whether or not the proposed Project would have a significant effect on views that may occur from publicly accessible viewpoints (e.g., parks, trails, open space areas, etc.), or those that adversely affect designated visual/aesthetic resources (e.g., ridgelines, open space, etc.). The following indicate that a project may be deemed to have a significant effect on the environment if the project is likely to: Threshold AES-1 Threshold AES-2 Threshold AES-3 Threshold AES-4 Have a substantial adverse effect on 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 Standard Conditions and Project Design Features This section describes the standard conditions that are required and project design features that would be implemented for the Marywood Residential Development. The SCs and PDFs identified below would be implemented to ensure that impacts to aesthetic resources are minimized or avoided. Draft EIR Marywood Residential Development Project June 2015 Page 6.1-5

6 Standard Conditions SC AES-1 The proposed project shall comply with the goals, policies and standards of the City of Orange General Plan that promote high-quality urban design and aesthetic resource preservation and neighborhood compatibility. SC AES-2 The project shall include an integrated and coordinated architectural theme for the residential structures consistent with the surrounding residential developments as approved by the Design Review Committee. Design shall include: Building forms, masses, roof design, and authentic details and accent features that are consistent with the building architectural style; Building materials consistent with the building architectural style; A variety of roof forms, ridge heights, and gable direction utilized to reduce building massing from on- and off-site views; and, Windows on prominent locations designed and articulated in a manner that is consistent with the building architectural style. SC AES-3 SC AES-4 SC AES-5 SC AES-6 SC AES-7 Plans submitted during building plan check shall show that mechanical equipment such as air conditioning units and other utilities are properly screened from view. Landscape planting shall be consistent with the street tree requirements contained in Chapter of the Orange Municipal Code, and landscape requirements contained in Chapter of the Orange Municipal Code. Exterior lighting shall be designed to minimize glare and light trespass to adjacent onsite buildings, off-site properties, and adjacent roadways. These features include lighting fixtures that are programmable, shielded, and hooded. Walkway lighting is placed low to the ground. Grouped mailbox enclosures would integrate lighting. The proposed project shall install street lighting for the proposed Project s private internal streets that best fits the community; however, the lighting shall meet the City s standards. The final design would be reviewed and approved by the City s Public Works Director in coordination with the Community Development Director, or their designees prior to the issuance of the first building permit. Improvements shall be completed to the satisfaction of the City s Public Works Director in coordination with the Community Development Director, or their designees no later than the issuance of the first certificate of occupancy for any structure. As prescribed by Orange Municipal Code (OMC) Section , exterior lighting shall be energy-efficient and shielded or recessed so that direct glare and reflections are confined to the maximum extent feasible within the boundaries of the parcel, and shall be directed Page Draft EIR Marywood Residential Development Project June 2015

7 downward and away from adjoining properties and public rights-of-way. No lighting shall blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving. Security lighting shall be provided at all entrances/exits. SC AES-8 The Project would include setbacks from property lines consistent with the zoning requirements in order to create visual separation between developments. Project Design Features No Project Design Features (PDFs) related to aesthetics are included Evaluation of Potential Impacts Short-Term Construction Impacts Threshold AES-1 Have a substantial adverse effect on scenic vista. No potential impacts would result from short-term construction activities. Any potential impacts would be considered long-term due to the Project s proposed site alterations and change to residential land use. Therefore, Potential impacts to a scenic vista are discussed in Section Threshold AES-2 Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. No potential impacts would result from short-term construction activities. Any potential impacts would be considered long-term due to the Project s proposed site alterations and change to residential land use. Therefore, Potential impacts to scenic resources are discussed in Section Threshold AES-3 Substantially degrade the existing visual character or quality of the site and its surroundings. Implementation of the proposed Project would result in site preparation (e.g., grading, etc.) and construction activities that could have some short-term effects, which would temporarily change the character of the area; however, it is important to note that these potential effects are similar to those which are typical of similar development projects in the City that undergo development and redevelopment. The effects of demolition and grading include removing existing vegetation and exposing a portion of the site to landform alteration associated with the use of heavy construction equipment and related activities. Other effects during the initial phase of development include dust generation associated with demolition, site grading and construction of the new structures that are proposed for the Project site. Construction staging areas, including earth stockpiling, storage of equipment and supplies, and related activities would contribute to a generally disturbed condition, which may be perceived as a potential visual impact. Draft EIR Marywood Residential Development Project June 2015 Page 6.1-7

8 While these activities may be unsightly during the site preparation and construction phases, they are not considered significant impacts because they are temporary in nature and would cease upon completion of the proposed construction program. Moreover, once grading and construction are completed, the character of the site would reflect a similar character to the existing homes surrounding the Project site. Therefore, no visual or aesthetic impact would occur as a result of project implementation and no mitigation would be required. Threshold AES-4 Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Project construction would be restricted to the City s permitted construction hours between 7:00 AM and 8:00 PM on weekdays including Saturday. Construction would not be permitted on a Sunday or a Federal holiday,. This would limit the majority of activities to occur during the daytime without the need of temporary auxiliary lights for illuminating construction activities on the Project site. Furthermore, Project construction is anticipated to last an eight-hour workday between the hours of 7:00 AM and ending at 3:00 PM during daylight only. Therefore, no adverse light or glare impacts on adjacent properties or views would result from temporary construction activities and no mitigation is required Long-Term Operational Impacts Threshold AES-1 Have a substantial adverse effect on scenic vista. East Villareal Drive is not classified as a Landscape or Viewscape Corridor in the City s General Plan. Officially-designated scenic vistas and/or scenic corridors do not exist on or in the immediate vicinity of the Project site. Designated viewscape corridors outside of the City of Orange include portions of Jamboree Road, Santiago Canyon Road, and Newport Boulevard; however, none of these roadways are located in the vicinity of the Project site and the site cannot be viewed from those roadway segments. Furthermore, the project site itself does not contain or constitute a scenic resource. The original topography of the site was substantially altered when Marywood was originally constructed, as evidenced by the settlement of the unsuitable fill at depths of 70 feet. The site has also been developed with structures and a large parking lot, neither of which constitute a scenic resource. Therefore, the infill development of a residential community will not impact a scenic resource either on the project site or adjacent to the project site. No significant impacts would occur and no mitigation is required. Therefore, no visual or aesthetic impact would occur as a result of project implementation and no mitigation would be required. Threshold AES-2 Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. East Villareal Drive, along with adjacent roadways to the Project site are not a City or State-designated scenic highway. The nearest state scenic highway is SR-91 located approximately two miles to the north of the Project site. Therefore, no impact to a state scenic highway would occur with project implementation and no mitigation would be required. Furthermore, the project site in its developed Page Draft EIR Marywood Residential Development Project June 2015

9 condition does not include substantial trees, rock outcroppings, or other elements that would constitute a scenic resource visible from public locations. Therefore, potential impacts are less than significant. Threshold AES-3 Substantially degrade the existing visual character or quality of the site and its surroundings. Implementation of the proposed Project would change the character of the site from a former private high school and pastoral center to a residential community. While the visual character of the site would change, the quality of the visual character would not deteriorate and the change would not impact surrounding properties. The proposed residential community is designed as a gated residential community with homes attainable by buyers in the upper income brackets. Home sizes would consist of four and five bedrooms. The landscaping, gated entry and monuments, and architecture appear to be of high quality. Therefore, the visual character would be that of a high quality residential community. The surrounding neighborhood is also a residential community of different sized homes that appear well kept. The landscaping is mature and also manicured, providing a visually pleasing streetscape. Therefore, the proposed Project would complement and fit into the visual character of the surrounding neighborhood. One change in the visual character of the site would occur with the removal of existing trees and on-site. The Project site supports a variety of mature trees, including varieties of eucalyptus, pepper, and pine that are all non-native species. Furthermore, as previously indicated, most of the trees are in poor health due to improper pruning and placement. Although implementation of the proposed Project would result in the loss of up to 212 mature trees, the proposed Landscape Concept Plan and Conceptual Entry drive (refer to Figure and Figure 6.1-2) includes replacement of the mature trees with similar species, including jacarandas, bottle tree, pepper trees etc. to enhance and maintain the visual character for the proposed Project. In an effort to preserve existing viable healthy trees, PDF BIO- 2, would be implemented during project construction to preserve and/or transplant up to 32 mature trees. Further discussion can be found in Section 6.3, Biological Resources. Another change in visual character would occur with the removal of the existing Marywood structures. The existing structures were designed in the Modernist style and determined to constitute a significant cultural resource. However, visually, the buildings are not visible from surrounding public locations except in the immediate vicinity along East Villareal Drive. Therefore, the existing buildings do not constitute a significant visual resource or create a significant visual character of the area due to visibility by the public from surrounding locations or other parts of the City. Visual Simulations Although no designated view corridors exist within the Project Area, visual simulations were prepared from several public vantage points (view locations) in the areas surrounding the Project site to evaluate the potential visual and aesthetic impacts resulting from project implementation. Photographs from each viewpoint were taken to establish the baseline from which simulated development was added. The visual simulations were created utilizing finished floor elevations reflected on the grading plan prepared Draft EIR Marywood Residential Development Project June 2015 Page 6.1-9

10 for the Project. The proposed dwelling units were then simulated based on the development of the building "footprint" established for each lot. In addition, building height, architectural character, colors, and landscaping were programmed into the computerized visual simulation in order to create an accurate depiction of the post-development views from each of the view locations, which were derived from a global position system (GPS). The visual simulations show the before and after conditions. The view locations, which were selected in consultation with and approved by the City of Orange, were selected because they represent locations that collectively represent views to the existing site from locations accessible to the public. Vantage points were selected to be representative of a general area/location. The Draft EIR is incapable of evaluating every conceivable visual vantage point of the Project. However, the selected view simulations, taken in their entirety, provide a representative overview of the potential view impacts from within the surrounding residential community that can be anticipated as a result of project implementation. Figure and Table identify and describe the locations from which the photographs were taken and visual simulations created. The views depict the representative post-development character from the surrounding/adjacent public roadways. Table Key View Points for Visual Simulations View No.1 View Location 2 View Orientation A East Villareal Drive east of North Santiago Boulevard Northeast B East Altura Avenue east of North Santiago Boulevard East C Zenith Point Road north of East Denise Avenue Southeast D Court on East Denise Avenue South 1 Refer to Figure for view locations. 2 View locations were selected in consultation with and approved by the City of Orange. Source: Vision Scape Imagery Page Draft EIR Marywood Residential Development Project June 2015

11 Marywood Landscape Concept Plan Source: Summers / Murphy & Partners June 2015 Prepared By: VCS Environmental FIGURE 6.1-1

12 This page left intentionally blank. Page Draft EIR Marywood Residential Development Project June 2015

13 Marywood Conceptual Entry Drive Landscaping Source: Summers / Murphy & Partners May 2015 Prepared By: VCS Environmental FIGURE 6.1-2

14 This page left intentionally blank. Page Draft EIR Marywood Residential Development Project June 2015