4.1 AESTHETICS/VISUAL RESOURCES

Transcription

1 4.1 AESTHETICS/VISUAL RESOURCES This section provides a discussion of the visual resources in and around the project site, with an emphasis on the visual character and scenic qualities of the Gaviota Coast in the project vicinity. This section was developed using information from the County s Comprehensive Plan and Coastal Land Use Plan, Gaviota Coast National Seashore Feasibility Study and Environmental Assessment, the Gaviota Coast Resource Study, the Environmental Impact Reports for the Santa Barbara Ranch and Paradiso del Mare Ocean and Inland Estates projects, and extensive field investigation of the project site and its surroundings. A series of visual simulations have been prepared in support of the evaluation of the site s visual resources and impacts of the project ENVIRONMENTAL SETTING The following discussion inventories and evaluates the visual character of the surrounding region and the visual resources of the project site, including its existing uses and development, relationship to surrounding areas and its visibility from public vantage points, and the degree of existing night lighting and glare in the vicinity Regional Character and Views The project site is located on the Gaviota Coast straddling both sides of U.S. Highway 101 in a rural, unincorporated area of Santa Barbara County approximately four miles west of the City of Goleta s western boundary. El Capitan State Beach and Park are located approximately 1 ½ miles to the west of the project site. To the north, the ranch transitions to Los Padres National Forest approximately 2 ½ miles from U.S. Highway 101. The site is bounded by the Pacific Ocean to the south. The Gaviota Coast is composed largely of grazing land and lemon and avocado orchards, as well as large areas of undeveloped land. In addition, park lands, stretches of undeveloped beaches, limited industrial facilities associated with oil and gas development, and isolated residential development characterize the visual qualities and land uses along the Gaviota Coast. Coastal bluffs and terraces south of the highway merge into rolling hills north of the highway that rise into the Santa Ynez Mountains. The proximity of the hills and mountains to beaches, park lands, open space, and agricultural lands combine to give the Gaviota Coast its unique visual character. South of U.S. Highway 101, the Gaviota Coast is made up largely of private holdings generally zoned for agricultural activity (orchards and ranching, primarily) and public State beach parks (e.g. El Capitan State Park, Refugio State Park, and Gaviota State Park) that provide coastal access and camping opportunities. The area between the highway and the coast is generally undeveloped and only limited development is visible from the highway within this area. Development that is visible remains subordinate to the surrounding rural landscape in most instances and largely consists of older ranch development or modest rural residences; there are no large estate-style developments. North of the highway, rolling grass and coastal sage covered hills and tracts of orchards rise into the Santa Ynez Mountains and the chaparral and oak woodland covered slopes higher in Los Padres National Forest. High quality views of these resources are available from public locations (roads, railroads, Las Varas Ranch Revised Final EIR 4.1-1

2 beaches, trails, and ocean) throughout the Gaviota Coast, with U.S. Highway 101 representing the dominant viewing perspective, offering frequent unobstructed views of the coast s visual resources. Existing views along the 20-mile section of U.S. Highway 101 between the City of Goleta and Gaviota State Park are almost entirely of ranches, agricultural land, or undeveloped lands within the three State parks. Very little residential development on the coastal side of the highway is currently visible to the public traveling along U.S. Highway 101, thereby preserving the visual character and sweeping coastal views of the Gaviota Coast s rural landscape. Development that is visible consists of clusters of old ranch buildings, such as that which exists on proposed Parcel 4 within the project site, or residential development that is largely screened from views by topography and vegetation. While some area residences are located on prominent ridgelines north of the highway, the majority of existing homes along this section of the coast are located in canyon bottoms outside of key view corridors or surrounded by groves of trees. Other development along U.S. Highway 101 in the general vicinity of the project site includes the oil and gas processing facilities associated with Gaviota Oil and Gas Facility and Las Flores Canyon, Tajiguas County Landfill, State park campgrounds, the horse facility at El Capitan Ranch, and the private campground facilities at El Capitan Canyon one mile west of the project site. A few areas have more intensive residential development, including the 10-acre residential lots tucked away on hillsides in Las Llagas Canyon immediately west of the project site, and small homes at Arroyo Quemada on the coastline south of the landfill. At the east end of the Gaviota Coast, the residential subdivision of Rancho Embarcadero and adjacent rural residential development is visible. Most of these residences are generally shielded from view by motorists on U.S. Highway 101 or do not feature prominently on the rural landscape. However, contrasting development features, such as the extensive white fencing at El Capitan Ranch immediately west of the project site, are visible at times and disrupt the visual continuity and character of the area. The importance of the visual resources along the Gaviota Coast is pronounced by their relative uniqueness. The Gaviota Coast is one of the two last remaining largely undeveloped stretches of coastal land in Southern California (Camp Pendleton Marine Base in northern San Diego County is the other). Thus, the views and visual resources present on the Gaviota Coast and enjoyed by the public in varying ways are unique. The Gaviota Coast is nationally recognized for its scenic beauty and rich biological and cultural resources. In November 1999, Congress directed the National Park Service to complete a special resource study of the Gaviota Coast to determine whether the area, or any portion of it, was eligible and suitable to be managed as a unit of the National Park System. The study, completed in 2004, determined that the area contained nationally significant natural and cultural resources and was suitable, though not feasible, for inclusion in the National Park System (NPS, 2004). Noted as an area of unique scenic value in the County s Coastal Land Use Plan (CLUP), the Plan states that development should be carefully sited and designed to be subordinate to the rural character of the area. The zoning and land use designations and minimum parcel sizes along this section of the coast allow for only limited development opportunities, primarily associated with agricultural operations or single family residences. In recognition of the unique scenic value of this area of the coast and the extensive opportunities for panoramic scenic views of the coast from the main travel corridor, U.S. Highway 101, the County adopted a View Corridor Overlay as part of its Coastal Zoning Ordinance that covers most of the coastal terrace south of the highway between the western boundary of the City of Goleta and Gaviota State Park, including the project site. The overlay applies additional Las Varas Ranch Revised Final EIR

3 regulation on development within this area in order to protect significant coastal view corridors, including reduced building heights and design review by the Board of Architectural Review to ensure appropriate scale and design of coastal development. In addition, U.S. Highway 101 is eligible for designation as a State scenic highway by the California Department of Transportation (Caltrans). In a rural agricultural setting where visual continuity is the standard, urban type development is typically considered incongruous and disruptive to the visual character of the area. Of particular concern are development projects along the coastline that have the potential to obstruct or substantially alter the existing rural character of public views of the ocean and coastal terrace as experienced by motorists traveling on U.S. Highway 101 or passengers on Amtrak trains using the Union Pacific Railroad. Of similar concern are development projects sited prominently on hillsides or ridgelines north of the highway that have the potential to significantly detract from the visual experience of motorists and intrude into the skyline and viewshed of the Santa Ynez Mountains. The Gaviota Coast between the City of Goleta and Gaviota State Park provides numerous opportunities for sweeping views of the coast from U.S. Highway 101 without being obscured by topography, vegetation, or agricultural orchards. Substantial opportunities for important scenic views are also available from other public vantage points, such as railway passengers on Amtrak, visitors to the local beaches and State parks, hiking trails, public roads such as Refugio Road and Farren Road, and Pacific Ocean. These vantage points afford expansive views of open lands, orchard and ranching lands, native habitats, and the Pacific Ocean and Channel Islands, with little obstruction or impairment of such views by development. Such high quality panoramic views are provided within the project site, as discussed below Project Site Visual Resources and Character The County Visual Aesthetic Impact Guidelines in the Environmental Thresholds and Guidelines Manual provide guidance in determining the importance of visual resources. Key factors in characterizing the importance of visual resources associated with a project site include the following: Physical attributes such as undulating topography; character and type of vegetation (native or non-native); proximity to or presence of water bodies such as ponds, lakes, creeks, or streams; and extent of open space. The presence of these attributes enhances the visual importance of the project site. Relative visibility: the importance of the visual resource is directly related to how conspicuous the project site and associated physical attributes are as viewed from public viewpoints. Relative uniqueness: the rarity of a particular type of view due to its natural character or the loss of similar types of visual resources from previous development increases the potential importance of the visual resource. The guidelines state that in terms of visibility, four types of geographic areas are especially important: coastal and mountainous areas, travel corridors, and the urban fringe, the first three of which apply to the project site. Las Varas Ranch Revised Final EIR 4.1-3

4 Significant visual resources as noted in the Comprehensive Plan Open Space Element which have aesthetic value include: Scenic highway corridors; Parks and recreational areas; Views of coastal bluffs, streams, lakes, estuaries, rivers, watersheds, mountains, and cultural resource sites; and Scenic areas. Physical Attributes The Gaviota Coast has a generally consistent visual character and aesthetic and the project site constitutes part of this uninterrupted landscape. The project site contains all of the visual qualities and characteristics common to the Gaviota Coast as described in Section above. These include panoramic views of the broad coastal terrace and rolling hills and mountains south and north of the highway, respectively, with minimal development impairing such views. These views are experienced by both southbound and northbound motorists on U.S. Highway 101 as well as Amtrak passengers on the Union Pacific Railroad. Existing public views from various vantage points within and adjacent to the project site, showing the visual resources characteristic of the site, are illustrated in the photos on the following pages. With the exception of existing agricultural-related development and an historic residence on proposed Parcel 4, existing development within the project is inconspicuous and largely screened from public views by intervening topography and vegetation. The existing development on proposed Parcel 4 that is highly visible on the coastal terrace is compatible with the scale and character of rural development along the Gaviota Coast and adds to the visual qualities of the site as it contributes to the visual character of the site s rural landscape and provides a link to the ranch s history. Other visual resources on the project site that reflect the unique scenic values of the Gaviota Coast include a coastal bluff and narrow beach, five riparian corridors/drainages running north to south through the project site, scattered avocado and lemon orchards amidst areas of native vegetation and vegetation common to this area, and rolling hills and grazing land transitioning to the densely-vegetated and carved slopes of the Santa Ynez Mountains. As discussed above and specifically noted in the County s Open Space Element, the County considers many of these visual resources to be especially important. These physical attributes enhance the visual quality of the site and these visual resources are currently unaffected by incompatible development within or adjacent to the site. Relative Visibility With respect to the highway and passing motorists, views of the coastal terrace within the project site are fairly limited by vegetation screening (e.g. windrows) and topographical gradients including berms along the south side of U.S. Highway 101. However, there are two long sections alongside proposed Parcels 3 and 4 that are unconstrained in terms of their visibility by passing motorists. Traveling at 65 miles per hour, the viewshed of proposed Parcel 4 is available for approximately 10 seconds in both the northbound and southbound directions. The viewshed of the western half of proposed Parcel 3 is available to passing motorists for an Las Varas Ranch Revised Final EIR

5 even longer period of time towards the western end of the project site. Views of the rolling hills and steep undeveloped terrain of the Santa Ynez Mountains north of the highway are virtually uninterrupted as the highway traverses through the project site. With respect to rail passengers, views of the mountains and coastal terrace through the project site are intermittent, as portions of the railway are cut into the slope with steep walls on either side obstructing views, and orchards and other vegetation screen foreground views in many instances. However, there are segments through the project site where the tracks are at sufficient elevation so as to afford unobstructed views. Views looking north include the coastal terrace in the foreground and the rolling hills and Santa Ynez Mountains in the background. Views looking south include the coastal bluffs and Pacific Ocean. While existing development on proposed Parcels 4 and 5 is visible within these available views, the development is subordinate to the surrounding rural landscape, contributes to the Rural Historic Landscape (with the exception of the primary residence on Parcel 5, see Section 4.5 for more discussion), and is compatible with the agricultural character of the ranch. Due to the height of the coastal bluffs, public views of the coastal terrace from the beach and near shore waters (e.g., as experienced by surfers or kayakers) are limited. However, there are sections of the beach where views of the coastal terrace looking west are available, including at Edwards Point where the bluff top recedes and views into the site are available. Further, more distant unspoiled views of the rolling hills and Santa Ynez Mountains are available from offshore with few interruptions. Relative Uniqueness There are few locations along the Gaviota Coast between the City of Goleta and Gaviota State Park that offer the combination of unobstructed visual resources and visibility afforded within the project site. West of the project site, the highway hugs the coastline and views across the scenic broad coastal terrace are not provided. East of the project site, views across the coastal terrace to the Pacific Ocean are largely obscured by intervening topography and vegetation in all but a few instances. Scenic views and visual resources within the project site are therefore relatively unique and exemplify the significant scenic qualities of the Gaviota Coast. This uniqueness contributes to the importance of the visual resources of the project site. Figure identifies the locations of the photographs below which provide a sampling of the visual resources and character of the project site and its surroundings Nighttime Lighting Conditions Night lighting within the project site and in the immediate vicinity is limited, consisting mainly of car headlights and scattered roadway lighting fixtures along U.S. Highway 101. In addition, night lighting is present associated with facilities at El Capitan Canyon campground and El Capitan Ranch to the west of the project site. Limited lighting associated with the agricultural buildings and existing residences is also noticeable within the project site, albeit to a limited degree. Overall, the existing dark nighttime character is well preserved along this segment of the coast. Las Varas Ranch Revised Final EIR 4.1-5

6 ❽ ❸ ❹ ❶ ❼ ❻ ❺ ❷ ❿ ❾ Figure Locations of Photo Plates Las Varas Ranch DEIR

7 Photo 1. View looking south at existing development within the broad coastal terrace on proposed Parcel 4 from U.S. Highway 101, with the Pacific Ocean and Channel Islands in the background. Photo 2. View looking north at existing development on proposed Parcel 4 from the UPRR. The avocado orchard and pastureland of proposed Parcel 6 is in the background. Las Varas Ranch Revised Final EIR 4.1-7

8 Photo 3. View looking west across proposed Parcel 3 towards El Capitan State Beach in the distant background. The avocado orchards of proposed Parcel 3 are seen in the middle ground, with the proposed development envelope on the left side of the image. Photo 4. View from proposed Parcel 3 looking north towards the undeveloped slopes of proposed Parcel 7 (left) and proposed Parcel 6 (right), with the Santa Ynez Mountains in the distant background Las Varas Ranch Revised Final EIR

9 Photo 5. View looking east across the development envelope of proposed Parcel 2 and Gato Creek, with Las Varas Creek and the proposed beach access in the distant background. Photo 6. View looking north from proposed Parcel 2 across Gato Creek and the existing development on proposed Parcel 4 in the middle ground and the avocado orchards and grazing land of proposed Parcel 6 in the background. Las Varas Ranch Revised Final EIR 4.1-9

10 Photo 7. View looking west across proposed Parcel 1 towards El Capitan State Park in the distant background, with the development envelope located in the grassland habitat on the right side of the image. Las Varas Ranch Photo 8. View looking east from El Capitan State Park, with Las Varas Ranch in the distant background Las Varas Ranch Revised Final EIR

11 Photo 9. View looking east from Edward s Point on proposed Parcel 2 towards the beach access point in the distance. Photo 10. View looking north from Edward s Point across the development envelope of proposed Parcel 2, with the Santa Ynez Mountains in the distant background. The coastal terrace is not visible in this view and the rolling hills of proposed parcel 6 are barely visible at the base of the mountains. Las Varas Ranch Revised Final EIR

12 Lot 6 Lot 7 Lots 1-4 Photo 11. View looking east from the Bill Wallace Trail on State parkland, with views of the coastal terrace and grazing slopes of proposed Parcel 7 in the distance REGULATORY FRAMEWORK State Agencies and Requirements California Coastal Act The California Coastal Act emphasizes protection of important scenic resources and views from public areas such as highways, roads, beaches, and trails under two sections relevant to the proposed project: Section 30251: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural landforms, to be visually compatible with the character of the surrounding area and, where feasible, to restore and enhance visual quality in visually degraded areas Section 30253: New development shall Where appropriate, protect special communities and neighborhoods which, because of their unique characteristics, are popular visitor destination points for recreational uses. Such communities are defined as areas that add to the visual attractiveness of the coast Las Varas Ranch Revised Final EIR

13 California Scenic Highway Program California s Scenic Highway Program was designed to preserve and protect scenic highway corridors. Jurisdictions nominating a scenic highway for official designation have in place or adopt ordinances to preserve the scenic quality of the corridor, including policies to preserve scenic resources through land use regulations, site planning, control of outdoor advertising (including a ban on billboards), grading, and measures to direct structural design and appearance (California Streets and Highways Code Section 260 et. seq.). U.S. Highway 101 is not designated as an official State Scenic Highway, but is considered eligible based on local and state criteria Local Agencies and Regulations Santa Barbara County Comprehensive Plan The County s Comprehensive Plan, including the Environmental Resource Management Element (ERME), Scenic Highway Element, and Open Space Element all pertain to the protection of visual resources and provide a range of policies and recommendations that address this issue. The intent of these plans and policies is to promote protection of important visual resources available to the public and ensure that new development is compatible with the community and the surrounding environment. The ERME summarizes various environmental factors analyzed in the Seismic Safety and Safety, Conservation, and Open Space Elements, and relates these factors to proposals on County open space preservation. The ERME designates the segment of U.S. Highway 101 in the vicinity of the project site as having the highest scenic value. Within this designation, the ERME prescribes that urbanization could be permitted only in appropriate instances, subject to project plan review and imposition of specific conditions to protect against hazards and to preserve the integrity of the land and environment. The County s Scenic Highway Element contains protection measures for eligible scenic routes, such as U.S. Highway 101 along the Gaviota Coast in the vicinity of the project site. Such measures include the application of the Design Control Overlay District to require design review of structural development, additional grading and landscaping requirements, and control of outdoor signage. Although the highway was first proposed for designation as a state scenic highway in 1982, and is designated as eligible by Caltrans, the official designation has not yet occurred. The Open Space Element identifies significant visual resources associated with: 1) scenic highway corridors; 2)parks and recreational areas; 3) views of coastal bluffs, streams, lakes, estuaries, rivers, watersheds, mountains, and cultural resource sites; and 4) scenic areas. The Open Space Element rates the project area as scenic value level one, which identifies travel corridors that are the most scenic, serve as a primary destination route, are a major route with four lanes carrying high capacity, and have up to a Class 6 scenic rating on the scenic values model map. Las Varas Ranch Revised Final EIR

14 Santa Barbara County Coastal Land Use Plan (CLUP) The County s CLUP states that the scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. The CLUP also identifies beaches, coastal bluffs, wetlands, canyons, and upland terraces as vulnerable visual resources and includes a number of policies relevant to the project site to ensure protection of these and other scenic resources as identified below: CLUP Policy 4-3: In areas designated as rural on the land use plan maps, the height, scale, and design of structures shall be compatible with the character of the surrounding natural environment, except where technical requirements dictate otherwise. Structures shall be subordinate in appearance to natural landforms; shall be designed to follow the natural contours of the landscape; and shall be sited so as not to intrude into the skyline as seen from public viewing places. CLUP Policy 4-5: In addition to that required for safety (see Policy 3-4), further bluff setbacks may be required for oceanfront structures to minimize or avoid impacts on public views from the beach. Blufftop structure shall be set back from the bluff edge sufficiently far to insure that the structure does not infringe on views from the beach except in areas where existing structures on both sides of the proposed structure already impact public views from the beach. In such cases, the new structure shall be located no closer to the bluff's edge than the adjacent structures. CLUP Policy 4-7: Utilities, including television, shall be placed underground in new developments in accordance with the rules and regulations of the California Public Utilities Commission, except where the cost of undergrounding would be so high as to deny service. CLUP Policy 4-8: The County shall request the State of California to designate that portion of Highway 101 between Winchester Canyon and Gaviota State Park as a "Scenic Highway." For development within the View Corridor Overlay, the following policies apply: CLUP Policy 4-9: Structures shall be sited and designed to preserve unobstructed broad views of the ocean from Highway #101, and shall be clustered to the maximum extent feasible. CLUP Policy 4-10: A landscaping plan shall be submitted to the County for approval. Landscaping when mature, shall not impede public views. CLUP Policy 4-11: Building height shall not exceed one story or 15 feet above average finished grade, unless an increase in height would facilitate clustering of development and result in greater view protection, or a height in excess of 15 feet would not impact public views to the ocean Las Varas Ranch Revised Final EIR

15 Coastal Zoning Ordinance View Corridor Overlay District Section of the Coastal Zoning Ordinance pertains to application of the View Corridor Overlay District within certain areas of the County. The overlay covers most of the project site south of U.S. Highway 101. The ordinance describes the purpose of, and requirements under, the overlay as follows: Section 35-96: The purpose of the View Corridor (VC) Overlay District is to protect significant coastal view corridors from U.S. Highway 101 to the ocean in areas of the County where such view corridors currently exist. Within the VC Overlay District, all uses of land shall comply with the regulations of the base zone district and any structural development shall comply with the additional standards set forth in this section. 1. Any structural development in areas within the VC Overlay district shall be subject to approval by the BAR prior to issuance of a Coastal Development Permit (CDP). 2. The application to the BAR shall include a plot plan showing any landscaping, finished building elevations, data showing the proposed color scheme, materials of construction, and a drawing to scale showing any signs to be erected, attached to or painted on such structure. 3. The BAR shall approve the plans if it finds conformance with the following standards: a. Structures shall be sited and designed to preserve unobstructed broad views of the ocean from Highway 101, and shall be clustered to the maximum extent feasible. b. Building height shall not exceed 15 feet above average finished grades, unless an increase in height would facilitate clustering of development and result in greater view protection, or a height in excess of 15 feet would not impact public views to the ocean, in which case the height limitations of the base zone district shall apply. c. Structures shall not be of an unsightly or undesirable appearance. 4. If, after review, the BAR determines that the proposed structure(s) obstructs views to the ocean, is of a height or scale so as to be inharmonious with the surrounding area, or is of an undesirable or unsightly appearance, the Board of Architectural Review shall confer with the applicant in an attempt to bring the plans into conformance with the standards listed above. If the plans are not brought into conformance with said standards, the Board of Architectural Review shall disapprove the plans and no CDP shall be issued. 5. The action of the BAR is final subject to appeal in compliance with Section (Appeals) THRESHOLDS OF SIGNIFICANCE The assessment of aesthetic impacts involves qualitative analysis that is inherently subjective in nature. Different viewers may have varying opinions and reactions to changes in a viewshed or Las Varas Ranch Revised Final EIR

16 the appearance of new development. This evaluation compares the existing visual characteristics of the project site and vicinity against the potential changes in visual characteristics that could result from implementation of the proposed project. The proposed project s aesthetic impacts are assessed below based on significance thresholds provided in Appendix G of the CEQA Guidelines and Visual Aesthetics Impact Guidelines included in the County s Environmental Thresholds and Guidelines Manual. Based on the current CEQA Guidelines, the proposed project would result in a potentially significant visual impact if it would result in one or more of the following conditions: a) The project would have a substantial adverse effect on a scenic vista. b) The project would substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. c) The project would substantially degrade the existing visual character or quality of the site and its surroundings. d) The project would create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. The County s guidelines do not constitute a formal significance threshold but instead [they] direct the evaluator to the questions which predict the adversity of impacts to visual resources. The questions are as follows: 1a. Does the project site have significant visual resources by virtue of surface waters, vegetation, elevation, slope, or other natural or man-made features which are publicly visible? 1b. If so, does the proposed project have the potential to degrade or significantly interfere with the public s enjoyment of the site s existing visual resources? 2a. Does the project have the potential to impact visual resources of the Coastal Zone or other visually important area (i.e., mountainous area, public park, urban fringe, or scenic travel corridor)? 2b. If so, does the project have the potential to conflict with the policies set forth in the Local Coastal Plan, the Comprehensive Plan or any applicable community plan to protect the identified views? 3. Does the project have the potential to create a significantly adverse aesthetic impact though obstruction of public views, incompatibility with surrounding uses, structures, or intensity of development, removal of significant amounts of vegetation, loss of important open space, substantial alteration of natural character, lack of adequate landscaping, or extensive grading visible from public areas? All views addressed in these guidelines are public views, not private views. However, a discussion of project impacts to private views is also included as part of the impact analysis Las Varas Ranch Revised Final EIR

17 For purposes of this analysis, an aesthetic impact is considered significant if it can be reasonably argued that: a) the project would obstruct or significantly impair a scenic viewshed from a public viewing area (e.g. roadway or other publicly-accessible property); b) the project would substantially degrade the visual character of the project site or the surrounding area as experienced by the public; and c) new light and/or glare sources would be introduced that substantially alter the nighttime lighting character of the area IMPACTS AND MITIGATION Photo Simulations and Methodology To facilitate identification of the project site s visual resources and viewsheds and an evaluation of the project s potential impacts on said resources, a series of visual photo simulations were prepared. Eight different public viewing locations comprising ten different viewing angles were selected to provide a representative sample of the visual resources and visual impacts of the proposed project as experienced by the public. See Figure for a depiction of the photo simulation locations and viewing angles. Since the proposed project does not include any residential development, but rather establishes development envelopes where future residential development would occur, the photo simulations utilize boxes within each envelope that serve to represent the potential massing of future development. Thus, for the purposes of the photo simulations, each envelope contains a 240 x 130 foot rectangular box (31,200 square feet, which was based on the total development area of a residential estate proposed under the Santa Barbara Ranch project, including accessory structures) at a height of 25 feet, intended to represent the extent and scale of a future residence and associated accessory structures (e.g. garages, guest houses, etc.). Each box was placed in the most logical area within each envelope based on envelope location and configuration. The simulations also include representations of development with reduced heights of 15 feet for parcels south of the highway and 16 feet for the two parcels north of the highway. This is consistent with the height of buildings allowed within the View Corridor Overlay District south of the highway and the Ridgeline/Hillside guidelines north of the highway, respectively. Because these boxes provide no articulation or design that is customary with residential development, they represent a reasonable worst case scenario of the visibility and visual impacts of future residential development on the project site. It is likely that actual future residential development within these envelopes would be less conspicuous and imposing, with reduced massing and more variation in layout and design that would help integrate it into the surrounding landscape. Impacts AES-1 through AES-3: Impacts on Views and Impairment of Viewsheds As discussed in Section above, the project site contains numerous scenic views and viewsheds open to the public from various public vantage points, including U.S. Highway 101, Union Pacific Railroad, beach, and near shore waters of the Pacific Ocean. The nearest public trails are approximately 1.5 miles to the west at El Capitan State Beach Park, including trails along the shoreline and in the foothills of the Santa Ynez Mountains. At that distance, views of the project site and any existing development are subordinate to the surrounding landscape and, while potentially visible, future development would remain subordinate to the surrounding terrain and would not obstruct or significantly impair any existing views or viewsheds as experienced from the park (see Photo 8 and Photo 11 above). Las Varas Ranch Revised Final EIR

18 Figure Visual Simulation Locations. Las Varas Ranch Revised Final EIR

19 This is evidenced by the presence of existing development within these viewsheds that does not significantly degrade the quality of the views. Impact AES-1: Views from U.S. Highway 101 As identified in the visual simulations provided in Figures through 4.1-7, future residential development within the designated development envelopes or potential development areas of Parcels 6 and 7 has the potential to impact views and impair viewsheds north of U.S. Highway 101 to varying degrees. As depicted in Figures through 4.1-5, views looking north towards the foothills and Santa Ynez Mountains would be largely unaffected by future development within the development envelopes, as most of the building sites are setback sufficiently far from the highway so as to not be visible by the public due to intervening topography and the viewing angles afforded to passing motorists. While not visible from the highway directly adjacent to the project site, there is the potential for more distant views of development on these lots. If not sited and designed properly or painted with natural earth toned colors and constructed with non-reflective building materials, impacts to visual resources would be potentially significant but mitigable. The one area of proposed Parcel 6 that is readily visible from the highway is building area #1 (6a) (see Figure 4.1-2), which is visible to northbound travelers as shown in Figure This viewshed is currently characterized by undeveloped grassland/pasture land and orchards in the foreground, with views of the Santa Ynez Mountains in the distant background. Residential development in this location would potentially intrude into the skyline and would have the potential to significantly detract from the visual resources of the area that are currently unaffected by development. Other building areas within Parcel 6 and the development envelope on Parcel 7 are not visible from this viewing perspective. This view would only be experienced by passing motorists for a few seconds traveling at 65 mph. Impacts would be largely dependent on the specific design, height, and exact siting of a residence in this location. Sensitive site design and appropriate height limits would help to minimize the visibility of development in this location. However, absent a specific design, impacts from future residential development within this building site would be potentially significant but mitigable. The 960-square foot water treatment facility that is proposed adjacent to Gato Creek approximately 1,100 feet from U.S. Highway 101 would be partially visible to passing northbound motorists as they pass Gato Creek. However, given the size of the structure, its limited height of 12 feet, its distance from the highway, and the short period of time in which the structure would be visible due to intervening topography and riparian vegetation, the impact of this structure on the existing scenic viewshed would not be significant. It would be painted an earth tone color to further blend it in with the surrounding landscape. Moreover, it would not intrude into the skyline or impair or obstruct any scenic views of the mountains as seen from public viewing places. One of the two proposed water storage tanks, totaling approximately 30,000 gallons in storage capacity, is proposed to be located north of building area #3 (6c) on proposed Parcel 6. It could be visible from the highway depending on its exact location and configuration. However, its minimal height (approximately 8 feet in height), distance from the highway (nearly one mile), and intervening vegetation and topography would help to reduce any significant visual impacts. It is proposed to be earth tone in color and Las Varas Ranch Revised Final EIR

20 Existing View Building Area #1 (Lot 6a) Proposed View 25-foot development Building Area #1 (Lot 6a) Proposed View 16-foot development Figure Visual Simulation View of Lot 6 from Northbound U.S. Highway Las Varas Ranch Revised Final EIR

21 The existing condition depicts the northwesterly view of the rolling grassland-covered hills within proposed Parcel 7, as experienced by passing motorists traveling northbound on U.S. Highway 101. Parcel 7 Development Envelope The post-project visual simulation shows that future development on proposed Parcel 7 (either 16 feet or 25 feet in height) would not be visible from this viewing perspective (which is representative of views along the project site) due to topographical variation and the significant setback of the development envelope from the front edge of the ridge top. Figure Visual Simulation View of Lot 7 from Northbound U.S. Highway 101 Las Varas Ranch Revised Final EIR

22 Existing View - depicts a northeasterly view of the rolling grassland-covered hills of proposed Parcel 7 as experienced by passing motorists traveling southbound on U.S. Highway 101. Building Area #3 (Lot 6c) Proposed View 25-foot development. Only Building Area #3on Lot 6 is visible from this vantage point. Future development on Lot 7 would not be visible given the existing topography and distance of the envelope from the highway. Building Area #3 (Lot 6c) Proposed View 15-foot development. Future development within building area #3 (6c) on proposed Parcel 6 would be barely visible in the distance. Figure Visual Simulation View of Lot 7 from Southbound U.S. Highway Las Varas Ranch Revised Final EIR

23 Existing View Lot 3 Proposed View 25-foot development Lot 3 Proposed View 15-foot development Figure Visual Simulation View of Lot 3 from Southbound U.S. Highway 101 Las Varas Ranch Revised Final EIR

24 Existing View Proposed View 25-foot development Proposed View 15-foot development Figure Visual Simulation View of Lot 4 from Northbound U.S. Highway Las Varas Ranch Revised Final EIR

25 its pad would be graded down approximately four feet to create a reverse berm visual barrier, further reducing any potential for significant effects. The other tank is set lower on the project site adjacent to Gato Creek north of the water treatment facility. It is shielded from any public views by surrounding vegetation. The future pedestrian bridge that would be constructed adjacent to the highway over the Gato Creek culvert, to facilitate use of the lateral trail easement and avoid conflicts with the agricultural operation, would be visible to motorists along the highway, but only for a brief period of time. In addition, it would not intrude into the skyline given the nature of the structure and its location adjacent to and below the grade of the highway. Further, its appearance would be in character with the existing developed highway corridor. Impacts of this bridge would be less than significant. The access driveway serving future development on Parcel 7 would be visible from various points along U.S. Highway 101, but it would not impair the scenic viewshed or intrude into the skyline. Retaining walls would not be required and the driveway would be only 16 feet in width. The access driveway would be subordinate to the surrounding landscape. The access driveway serving future development on Parcel 6 would largely follow existing ranch roads through the orchards and would thus be shielded from view. Paving of the existing ranch roads south of the highway would similarly not result in a visually prominent change to the landscape that would impair the scenic qualities of the viewshed. There are already paved ranch roads through the site that do not detract from the scenic view corridor. Impacts associated with the new or improved access roads would be less than significant. Scenic views looking south towards the coastal terrace in the foreground and Pacific Ocean in the background would be similarly affected to varying degrees by future residential development within the development envelopes south of the highway. The development envelope on proposed Parcel 5 is not visible to passing motorists due to intervening orchards, riparian vegetation, and berms alongside the highway. Therefore, future development within this envelope would not impact existing scenic views or visual resources as experienced from U.S. Highway 101. Figure depicts the visual simulation of future residential development on proposed Parcel 3 as viewed by southbound motorists. As can be seen in the photos, the current setting provides an open uninterrupted view of undeveloped grassland and orchard area. A cluster of mature eucalyptus is seen in the distance on the right side of the photo. Development of a residence within this envelope would impair this scenic view by introducing urban-style structural development into a rural viewshed free of any structural intrusions. Structural development at a height of up to 25 feet would contrast with the visual resources of the site and become a dominant feature. An existing berm along the southbound side of the highway prevents northbound travelers from viewing this development and experiencing this view without looking backwards as they drive past. The berm also functions to shield more close-up views of the envelope from southbound travelers. The viewing angle afforded to passing southbound motorists in which the residential development would be visible would not result in the residence obstructing any views of the coastal terrace or Pacific Ocean, but it would potentially intrude into the skyline and substantially degrade the visual resources found in this location given its stark contrast with the current visual setting. However, site topography and orchard vegetation limit all but distant views of the development envelope from U.S. Highway 101. In addition, the simulation demonstrates that limiting the height of the residence to 15 feet, as would typically be required within the View Corridor Overlay, would allow the structure to be tucked behind the orchard and largely screened from public view, especially given the distance of the residence from the highway at this point (approximately Las Varas Ranch Revised Final EIR

26 2,000 feet), thereby becoming subordinate to the surrounding landscape. Design control over colors and requiring building colors to be natural earth tone would further reduce impacts. Impacts to scenic views and viewsheds would be potentially significant but mitigable. Figure depicts the visual setting of proposed Parcel 4 with and without future residential development. While portions of proposed parcels 1 and 2 are visible in the distant background, the residential development envelopes are not apparent due to intervening vegetation and a drop in elevation. Passing motorists in both the southbound and northbound directions currently experience expansive uninterrupted views of the coastal terrace and existing cluster of historic ranch development on Parcel 4 for approximately 10 seconds traveling at 65 miles per hour, with the Pacific Ocean and Santa Rosa Island in the more distant background. This site is characterized by high quality visual resources representative of the unique scenic values of the Gaviota Coast. This site is also an important component of the Rural Historic Landscape discussed in Section 4.5 of the EIR, comprising character-defining features of the site including a cluster of historic ranch buildings. As shown in the visual simulation, future residential development has the potential to significantly impair this scenic viewshed and permanently alter the quality of the site s visual resources. While future development would not significantly block existing ocean views, a new residence could introduce urban estate-style development on to a rural landscape with important scenic values, thereby significantly degrading the views as experienced by passing motorists. Additional development in the envelope would potentially become more of a dominant feature of the landscape and would potentially be visually incompatible with the existing rural development. As shown in the visual simulation, future development would also potentially obstruct views of the historic ranch structures, which comprise a significant element of the scenic viewshed in this location. The significance of these impacts would be moderated by the distance of this development envelope (approximately 1,400 feet) from the highway. This distance from the highway, combined with existing vegetation and the historic ranch buildings, would help to soften the prominence of future development and help it to blend in with the surrounding landscape. However, given the potential visibility of the proposed development and the high quality of the existing visual resources and scenic viewshed, impacts resulting from future residential development within this envelope, as experienced from U.S. Highway 101, are considered potentially significant but mitigable. Impact AES-2: Views from Union Pacific Railroad As identified in the current views depicted in Figures through , rail passengers traversing through the project site along the Union Pacific Railroad are afforded numerous views of different viewsheds and visual resources within the project site, including views to the north of the coastal terrace and orchards in the foreground, and rolling hills and Santa Ynez Mountains in the middle ground and background. Views of the existing ranch development in proposed Parcel 4 that contributes to the Rural Historic Landscape and visual resources of the site are also available along a short segment of the railway (Figure 4.1-8). Views to the south include the undeveloped coastal terrace with grassland and coastal sage scrub vegetation communities, coastal bluffs, and riparian corridors in the foreground and the Pacific Ocean in the background Las Varas Ranch Revised Final EIR

27 Existing View Lot 7 Development Envelope Lot 3 Development Envelope Proposed View 25-foot development Lot 7 Development Envelope Lot 3 Development Envelope Proposed View 15-foot development Figure Visual Simulation View of Lot 4 from Northbound UPRR Las Varas Ranch Revised Final EIR

28 Existing View Proposed View 25-foot development Proposed View 15-foot development Figure Visual Simulation View of Lot 3 from Southbound UPRR Las Varas Ranch Revised Final EIR

29 Existing View Proposed View 25-foot development Proposed View 15-foot development Figure Visual Simulation View of Lot 1 from Southbound UPRR Las Varas Ranch Revised Final EIR

30 As depicted in Figure 4.1-8, future residential development within the development envelope on proposed Parcel 4 would be highly visible and prominent to rail passengers looking north towards the mountains. This view would be available for several seconds as trains travel between the riparian vegetation within Drainage #2 and Gato Creek. Other development within the project site, including namely that within proposed Parcels 3 and 7, would not be visible from this vantage point. Future development on proposed Parcel 4 would potentially contrast with the existing agriculturally-associated development on the site that is a characterdefining feature of the rural landscape and contributes to the important scenic qualities of the site. Future development in this envelope has the potential to obstruct views of these historic ranch structures as seen from this public vantage point. While it would not obstruct any scenic views of the coastal terrace, mountains, or ocean, it would potentially significantly impair the public viewshed towards the mountains by introducing development that is visually dominant and out of character with the area. Given the importance and high quality of the visual resources present within this view plane and the potential for new development being incompatible in scale and character with the surrounding landscape, impacts of future development on proposed Parcel 4 as experienced by rail passengers are considered potentially significant but mitigable. Photo of railroad tracks cut below adjacent terrain, limiting views of the project site. Photo taken east of vehicle crossing, in between visual simulations V7/8 and V9 (see Figure 4.1-1). Figures and depict two views as experienced by southbound rail passengers, one looking north across the coastal terrace towards the mountains and the second looking south across the coastal terrace towards the ocean. These views are currently unaltered by development. In the case of the view depicted in Figure 4.1-9, the view is fairly constrained as it is framed by eucalyptus woodland on one end and orchard and coastal sage scrub vegetation on the other end, thus limiting any expansive viewsheds of the coastal terrace or foothills beyond. In addition, this view is brief, as the grade of the tracks drops below the surrounding terrain shortly after this opening in the vegetation, further limiting views of the site (see image to the left). Thus, the quality and importance of this view are reduced by its limited duration and visibility. Nonetheless, as demonstrated in the visual simulation, future residential development within proposed Parcel 3 has the potential to significantly impact this view and obstruct or impair views of the grazing land in the distance. Development has the potential to be incompatible with the surrounding visual setting, especially at a peak height of 25 feet where it would intrude into the skyline. However, given the limited extent of this public viewshed (this view would only be available to passing rail passengers for a few seconds due to surrounding vegetation and topographical variation), and with appropriate restrictions on building height, site design, and building colors, impacts are considered potentially significant but mitigable. The view towards the ocean depicted in Figure is similarly constrained by the riparian vegetation and intermittent trees and shrubs alongside the tracks, as well as the grade of the tracks dropping below the surrounding terrain east of this opening in the vegetation, blocking most views for rail passengers across the site and of the ocean in the background. However, it Las Varas Ranch Revised Final EIR

31 does provide an unobstructed view across the coastal bluff on proposed Parcel 1 to the ocean, albeit brief. Even brief views of the ocean from public vantage points contain high scenic value and are recognized as important visual resources in the County. Future residential development on proposed Parcel 1 would potentially obstruct this ocean view, intrude into the skyline, and significantly degrade the scenic quality of this public vista. An estate-style residence in this location would stand in stark contrast to the visual setting of the surrounding undeveloped landscape and would be a dominant feature of the viewshed. However, given the limited period of time in which this view would be available to passing rail passengers due to their field of view (i.e. the limited viewing angle available in trains as opposed to vehicles), and the ability for site-specific layout and design of future development subject to BAR review, along with proper building height restrictions and controls on building materials and colors, to help minimize its massing and prominence, impacts are considered potentially significant but mitigable. Figure depicts a view across proposed Parcel 2 to the Pacific Ocean at Edward s Point. The current view offers a broad view of the Gato Creek riparian corridor on the left and the coastal terrace in the center composed largely of coastal scrub vegetation. This view is only available for a brief period by northbound passengers due to the riparian vegetation along Gato Creek shielding the viewshed until the trains reach the viewing location depicted in the photo. Southbound views are also limited due to the grade of the tracks being cut below the adjacent topography until just before reaching the viewing location from the west. While limited, this location offers high quality unobstructed scenic views of the coastline and Pacific Ocean, contributing towards the significant visual resources and viewsheds enjoyed by the public along this section of the Gaviota Coast. The visual simulation shows how a future residence at a height of 25 feet has the potential to significantly degrade this viewshed by introducing structural development into an undeveloped natural landscape. An estate-style residence in this location would have the potential to intrude into the skyline, obstruct ocean views, and degrade the quality of the scenic viewshed by introducing incompatible development. The simulation also shows that a reduction in the height from 25 feet to 15 feet would significantly reduce the extent to which a future structure would encroach into the viewshed. Given the limited period of time in which this view would be available to passing rail passengers given their field of view (i.e. the limited viewing angle available in trains as opposed to vehicles), and the ability for site-specific layout and design of future development to help minimize its massing and prominence, as reviewed and approved by the BAR, impacts are considered potentially significant but mitigable. Similar impacts would be expected if the future residence were located closer to the tracks in the northern half of the development envelope. A residence in this location would become more apparent to rail passengers passing by, but would obstruct views of the ocean to a lesser degree relative to its location depicted in the visual simulation since the tracks sit approximately 15 feet above the adjacent terrain. Views of existing residential development on proposed Parcel 5 are visible to passing rail passengers for a brief period, although views of the mountains are not obstructed by existing development due to its distance from the railroad and location adjacent to mature eucalyptus trees. If not sited or designed properly or painted with natural earth toned colors and constructed with non-reflective building materials, impacts of future development in this location would be potentially significant but mitigable. Las Varas Ranch Revised Final EIR

32 Existing View Proposed View- 25-foot development within southern portion of development envelope Proposed View- 15-foot development within southern portion of development envelope Figure Visual Simulation View of Lot 2 from Southbound UPRR Las Varas Ranch Revised Final EIR

33 Existing View Proposed View 25-foot development Proposed View 15-foot development Figure Visual Simulation View of Lot 2 from Beach at Edward s Point Las Varas Ranch Revised Final EIR

34 400 ft. 310 ft. Lot 2 Building Configuration A Lot 2 Building Configuration B Lot 2 Building Configuration A 6,600 s.f. residence, 15 ft. in height, with accessory structures 400 feet from simulation location Lot 2 Building Configuration B 6,600 s.f. residence, 15 ft. in height, with accessory structures 310 feet from simulation location Figure Visual Simulation Lot 2 Alternative Building Configurations Las Varas Ranch Revised Final EIR