Chapter 6: Visual Resources

Transcription

1 Gavita Cast Plan Draft PC Final Chapter 6: Visual Resurces Physical Setting The rural character f the Gavita Cast is ne f a wrking agricultural landscape nestled between the muntains and the sea, a unique natural setting. Visually, the landscape f the Gavita Cast is ne f pen vistas f chaparral-cvered sandstne muntains, numerus wded canyns, grasslands, castal bluffs, narrw sandy beaches, and the Pacific Ocean bunded by the Channel Islands. The cmplexity f this natural landscape blended with grazing lands and rchards creates a dramatic envirnment with a rural character. Agriculture, frm grazing Artist: Chris Chapman t rw crps and rchards, has been histrically prminent and cntinues t define the character f the cast. The rugged muntains prvide a striking backdrp t the castal terrace and Santa Barbara Channel with the views f the muntains and cean generally unimpeded and unfragmented. The Gavita Cast is lightly inhabited, visible residential structures are relatively few and generally f mdest size, and agricultural structures are generally simple and functinal. There are three industrial develpments (PXP Pint Arguell, Las Flres Canyn, and Tajiguas Landfill) n the cast with the mst visible being the PXP Pint Arguell site near the Gavita Tunnel. The Gavita Cast is bisected by the transprtatin crridr f Highway 101 and the railrad. Hwever, with the exceptin f these crridrs, the visual character f the Gavita Cast is relatively undisturbed by these urban elements; the built envirnment is largely subrdinate t the scenic natural features and pastral qualities f the Gavita Cast. Regulatry Setting The Land Use Element and Open Space Element f the Cunty Cmprehensive Plan include plicies t prtect and enhance visual resurces. The Land Use Element Hillside and Watershed Prtectin Plicies, as well as the Hillside and Ridgeline Prtectin Ordinance (Ordinance 3714), regulate develpment n slpes t minimize grading, disruptin f natural vegetatin, and ersin. Visual Resurce Plicies f the Land Use Element include measures t ensure cmpatibility f structures with the surrunding natural envirnment and/r existing cmmunity thrugh structural design review and landscaping requirements, limitatins n signs that disrupt public views (als regulated by the Cunty Zning Ordinances), and requirements fr undergrunding new utilities. The Open Space Element identifies the Cunty's scenic beauty as a principal factr in the attractin f residents and visitrs, evaluates the visual quality f natural resurces and travel crridrs, and emphasizes the imprtance f urban perimeters. The Open Space Element s scenic values mdel includes intensity, design, and arrangement f develpment, preservatin f natural features, and Chapter Six Visual Resurces 6-1

2 Gavita Cast Plan Draft PC Final variety in landscaping as criteria fr the prtectin f visual resurces. The segment f U.S. Highway 101 thrugh the Gavita Cast Plan area is als eligible fr designatin as a Califrnia Scenic Highway. The Castal Act mandates that scenic and visual qualities f the cast shall be cnsidered and prtected as a resurce f public imprtance. In particular, views t and alng the cast shall be prtected. New develpment shall be visually cmpatible with the character f surrunding areas. Lcal Castal Plan (LCP) plicies ensure that new structures are cmpatible with the height, scale, and design f existing buildings. Significant views t and alng the cast cntinue t be prtected by LCP plicies, and the preservatin f visually prminent ridgelines is als addressed. The LCP prtects the existing character f the Castal Zne, while still accmmdating cmpatible new develpment. 6-2 Chapter Six Visual Resurces

3 101 Slvang Lake Cachuma Refugi Rd Aò Old Cast Ave Alisal Reservir Alisal Rd Njqui Falls Cunty Park Camin Ciel 101 C?Ò Las Cruces Gavita State Park 101 Arry Hnd Preserve Tajiguas Landfill Barn Ranch S.P.R.R. Gavita Refugi Rd Tajiguas Figure 6-1 Gavita Cast Plan Critical Viewshed Crridr Overlay Refugi State Beach El Capitan State Beach Edwards Pint 101 S.P.R.R. Critical Viewshed Crridr Overlay Gavita Cast Plan Bundary Castal Zne Bundary Ls Padres Natinal Frest Bundary. 0 3,000 6,000 9,000 12,000 Feet Scale: 1" = 6,000 Feet Naples June 28, 2016 ar14maps/gavita_cast/gavitareginalplan/gavitaplan_criticalviewshed_11x17_pcfinal.mxd

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5 Gavita Cast Plan Draft PC Final Planning Issues Santa Barbara Cunty has a set f plicies designed t minimize direct visual impacts frm develpment, in additin t prtecting against the degradatin f existing brader scenic vistas frm public viewing places. The key gals f the cuntywide rural visual plicies are fr develpment t: 1) be subrdinate t the natural surrundings, 2) limit visual disturbance f the natural terrain, and 3) nt intrude int the skyline. In general, develpment is required t blend int the surrundings as much as pssible. This cuntywide rural visual plicy apprach des nt require develpment t be hidden r fully screened. The key rle f the adpted visual and aesthetic resurces plicies is t ensure the retentin f the vital rural character f the cast as experienced visually frm public viewing places. The plicies in this Plan augment the existing cuntywide regulatins t prtect the unique visual character f the Gavita Cast. Given the abve discussin, there are areas where, due t the ptential fr impairment f particularly scenic vistas, it is desirable t further limit ptential impacts frm develpment. The mst prminent example f this is the castal view crridr alng Highway 101 frm Gleta t the Gavita Tunnel. This crridr prvides the greatest pprtunity fr cean and inland public views f the highest quality in the regin. In additin, stretches f this view crridr are highly susceptible t visual degradatin due t brad near-field views largely devid f majr stands f trees r intervening tpgraphical breaks. Based n this, a higher standard f review fr develpment in this area is therefre warranted. There may be ther individual sites where the ptential spilage f imprtant vistas (e.g., rck frmatins) wuld als entail apprpriate review f prpsed develpment. Anther impact t the aesthetic values f the Gavita Cast is the ptential f the encrachment f significant additinal night lighting assciated with develpment and ther infrastructure such as rads and entry kisks. A part f the rural character f the Gavita Cast is the relative darkness f the night sky. All prpsed residential develpment and larger scale agricultural structures in the Gavita Cast Plan Area will be subject t the Outdr Lighting Ordinance and underg the Design Review prcess f the Bard f Architectural Review. In additin t making qualified judgments t ensure that prpsed develpment is cnsistent with visual resurces plicy, the Bard f Architectural Review reviews the integrity f all aspects f develpment design including site layut, architecture, clr, landscaping, etc. Site Design Hierarchy A systematic hierarchy f site design and treatment issues has been develped t ensure a cnsistent apprach t implementatin f visual resurces prtectin n the Gavita Cast. Site selectin is a primary design cnsideratin in cnfrming t the visual resurces plicies fr new develpment. This design cmpnent, when prperly executed, cntributes t ptimum results fr a successful develpment frm a visual plicy perspective. Ideal site selectin reduces visual impacts and alteratins t land frms. It is recgnized that many prperties lack such an ideal develpment site, and may require screening landscaping, increased grading, r ther design slutins t avid r lessen visual impacts. When an ptimum site is available, screening plants and ther treatments may in sme cases be warranted t further supprt subrdinatin f the visual impact frm develpment t the natural setting. This situatin may cause tensin between the varius plicies and may require develpment t minimize visibility at the expense f increasing grading t lwer finish flr elevatins. The fllwing site design hierarchy is the framewrk fr siting and design criteria under the visual resurce plicies. The Rman numerals belw shw pririty ranking fr the preferred design cmpnent t utilize first. Chapter Six Visual Resurces 6-5

6 Gavita Cast Plan Draft PC Final I. Site Selectin Visibility - Eliminate r reduce the visibility f prpsed develpment. Site selectin is the primary tl fr minimizing the visibility f develpment. Develpment shall be subrdinate t the setting, visually cmpatible with and cmplementary t the envirnment, and an integral part f the existing landscape. T the maximum extent feasible, eliminate r reduce the visibility f develpment n the skyline as well as lesser r subrdinate public viewshed ridgelines, as required by Plicy VIS- 2 and Plicy VIS-3 and existing Santa Barbara Cunty plicies. Tpgraphy The natural tpgraphy f the site shall be utilized t the maximum extent feasible t reduce the visibility f prpsed develpment, including its infrastructure. Accessibility All else being equal, develpment that minimizes the need fr new access is preferred t develpment requiring significant new access rads r utilities. Any new rads r driveways shuld fllw the natural cnturs f the site. Resurce Sensitivity T the extent feasible, develpment shuld avid envirnmentally sensitive habitat (ESH) areas including riparian and wildlife crridrs but where unavidable, impacts shall be minimized cnsistent with existing Cunty plicy. Cnsideratin f Agriculture The develpment shall avid r minimize significant impacts t agriculture t the maximum extent feasible by siting structures s as t minimize impacts t prductive agricultural land, prime sils, and adjacent agricultural peratins. Fire and Hazard Prtectin Site develpment t minimize fire hazards and reduce the impacts f required fire access and vegetatin clearance requirements. Additinal hazards include but are nt limited t il and gas develpment and gelgic cncerns. Map the Building Site T make the planning prcess clear and efficient, applicants shuld map their building site t identify and address the abve listed cncerns, as well as: Water availability, including quality and quantity; and View crridrs, slar rientatin, and prevailing wind directin. II. Architecture Design Cmpatibility The design f a prject shall be cmpatible with the character f the surrunding setting. When mre than ne structure is prpsed in prximity t thers, they shall share a cnsistent r cmplementary architectural design vcabulary and shuld be arranged in a harmnius gruping. 6-6 Chapter Six Visual Resurces

7 Gavita Cast Plan Draft PC Final Mass, Bulk and Scale Building masses shuld be interesting and building elevatins shall be articulated, allwing the frms t integrate, accmmdate and respnd t the natural features f the site. The size and scale f any structure shuld be determined by the natural features f the site, the impact f the develpment s ftprint, and the prpsed structure s visibility frm ff site. Materials and Details Materials that are cmpatible and cmplement the surrunding area shall be used. N reflective finishes (ther than windws, hardware fixtures, and phtvltaic panels) shall be used n exterir surfaces. Lighting. Cnsistent with Plicy VIS 5 exterir lighting shall be minimized and shielded t reduce impacts n ncturnal ecsystems and night sky. Interir lighting shuld be carefully planned t prevent exterir light spread and a lantern effect. Clrs Exterir clrs shall blend harmniusly with the site s natural features and cmplement the subtle, natural characteristics f the site. Exterir surfaces shall have a light reflective value (LRV) f less than 30. White, ff white, r ther light clrs f similar brightness r reflectance d nt blend with the envirnment and are nt permitted. Utility Structures and Fencing Fencing shuld be unbtrusive and visually subrdinate. Fencing shuld cnsider wildlife passage and/r crridrs where apprpriate and feasible. Energy develpment (e.g. wind, slar, il and gas, and assciated infrastructure) shall cnfrm t the visual requirements f the Gavita Cast. The visibility f utilities, like all ther develpment, shall be eliminated r minimized frm public viewing places. Water tanks fr residential use will fall under the review f the CBAR, cnsistent with Plicy VIS 9. III. Grading Excavatin Site selectin that minimizes significant grading is preferable. Hwever, significant grading may be advantageus; fr example, if the bulk f the excavatin is under the building and it results in partially undergrunded structures that reduce visibility and/r creates stepped building massing that allw fr better architectural integratin with the natural tpgraphical features. Shale and permeable base rads cmpatible with wildlife crridrs and animal husbandry shuld be encuraged. Chapter Six Visual Resurces 6-7

8 Gavita Cast Plan Draft PC Final Stepped Fundatins and Basements Stepped fundatins and basements shuld be used n slpes t decrease the verall ftprint and visual impact f a structure. Retaining Walls Retaining walls shall be utilized t fit a structure int the natural cnturs f a site. Retaining walls that are visible frm public viewing places and with the naked eye shall have an rganic shape and be cmpsed f and/r cmpatible with, the natural materials and clrs n the site, cnsistent with Plicy VIS 8. Berming Berms shuld nly be used as a screening methd if ther methds have been fully exhausted, they reflect a cntinuatin r cnfrm t existing landfrms and are cnsistent with Plicy VIS-7. IV. Landscape Visual Sftening and Screening Landscaping shuld cmplement and be an integral part f the architecture f a building, and nt used in place f gd siting r design. Landscaping is nt permanent and shuld nt be relied upn fr permanent reductin f visual impacts. Landscaping, with the exceptin f agricultural plantings, shuld be in prximity t the develpment with larger areas f land remaining undisturbed (with the exceptin f S.B. Cunty Fire Department clearing requirements). Landscaping shuld be used with restraint because t much landscaping can visually increase the bulk and mass f the develpment it is meant t screen. Cnsistent with Plicy VIS 14 nn agricultural landscaping, when mature, shall nt bstruct public cean views, r muntain views frm Highway 101. Native Plants and then Nn-native Plants In landscaping, encurage the use f native plants befre cnsidering nn-native plants. Utilize materials cnsistent with the surrundings and the intended functin, priritizing the use f natives, ahead f adaptive nn native plants. Landscape plans and palettes shall exclude plants cnsidered invasive by the Califrnia Invasive Plant Cuncil (Cal-IPC) and plants that are cnsidered nxius accrding t Sectin 4500 f the Califrnia Cde f Regulatins. The fllwing cre planning tls address the visual planning issues unique t Gavita and, in the lng term, will enhance the visual quality f the Plan Area: 6-8 Chapter Six Visual Resurces

9 Gavita Cast Plan Draft PC Final Critical Viewshed Crridr Overlay The near-field views n the suth and prtins n the nrth f Highway 101 are visually critical and warrant additinal prtectin frm the ptential fr impacts f develpment. Therefre a Critical Viewshed Crridr Overlay has been created and will be implemented thrugh the Cunty Zning Ordinances (see the attached map). Amng ther requirements, develpment under the verlay is required t be screened accrding t the site design hierarchy. Under this verlay, develpment wuld be required t be screened t the maximum extent feasible as seen frm public viewing places. This is a higher standard fr develpment t meet, whereas all ther areas require that develpment nly be visually subrdinate t the surrundings. Scenic Highway Crridr/Scenic Crridr Bth the Scenic Highway Crridr and the Scenic Crridr areas highlight areas f ptential scenic value alng public travelways withut applying additinal specific plicy requirements. Rather, they highlight these areas fr visual issues related t ptential develpment. T frmalize the recgnitin f the scenic values frm Highway 101, an applicatin fr scenic highway status fr Highway 101 is included as an item fr future actin. Outdr Lighting Ordinance Artist: Chris Chapman Due t its rural character, lw intensity f develpment, and its distance frm mre intensely illuminated urban areas; the Gavita Cast retains an invaluable nighttime visual resurce. The prpsed Gavita Cast Outdr Lighting Ordinance establishes develpment standards fr the Plan Area intended t reduce the effects f excessive and inefficient lighting n the envirnment, visual resurces, and neighbring prperties. Chapter Six Visual Resurces 6-9

10 Gavita Cast Plan Draft PC Final Plicies and Implementatin a. Visual Resurces Gal GOAL VIS-1: T prtect and enhance the rural, scenic, and visual qualities f the Gavita Cast. b. Visual Resurce Plicies Plan Area-Wide Plicies Plicy VIS-1: Visual Cmpatibility. The height, scale, and design f structures shall be cmpatible with the character f the surrunding natural and agricultural envirnment. Plicy VIS-2: Visually Subrdinate Develpment. Develpment utside f the Critical Viewshed Crridr shall be visually subrdinate t the natural and agricultural envirnment as seen frm public viewing places. Visual subrdinance shall be achieved thrugh adherence t the Site Design Hierarchy and Design Guidelines. Plicy VIS-3: Skyline Intrusin. Where feasible, develpment shall be sited s as nt t intrude int the skyline as seen frm public viewing places. Plicy VIS-4: Ridgeline Develpment. Develpment shall be prhibited frm lcating n ridgelines t the maximum extent feasible, as implemented by the Ridgeline and Hillside Develpment Guidelines. Plicy VIS-5: Lighting. The night sky and surrunding land uses shall be prtected frm excessive and unnecessary light assciated with develpment. Plicy VIS-6: Design Review. All permit applicatins fr structures, additins t structures, r signage within the Gavita Cast Plan Area shall be reviewed and cnsidered fr apprval by the Cunty Bard f Architectural Review unless exempt pursuant t the Cunty Zning Ordinances. P&D and the Bard f Architectural Review shall cnsider the Gavita Cast Plan Design Guidelines in apprving future develpment. Plicy VIS-7: Artificial Berms. Artificial berms that unnaturally mdify slpes s as t be visually evident shall be discuraged. Plicy VIS-8: Walls and Fencing. Walls and fencing shall nt be visually dminant r disruptive in relatin t their surrundings. Highly reflective r bright materials r clrs shall nt be permitted, and use f natural materials such as unfinished wd allwed t weather shall be encuraged. Plicy VIS-9: Water Tanks. Residential water tanks shall be designed t blend in with natural land frms and backgrund clrs and textures, and minimize intrusin int the public viewshed. Plicy VIS-10: Energy Develpment. Energy develpment (e.g., wind, slar, il and gas, and assciated infrastructure) shall demnstrate t the extent feasible cnsistency with the visual resurces plicies f the Gavita Cast Plan Chapter Six Visual Resurces

11 Gavita Cast Plan Draft PC Final Plicy VIS-11: Utility Ple Remval. The cmmunity shall encurage Caltrans and the railrad t remve ld, unused utility ples frm the transprtatin crridr t enhance the scenic qualities f the castline. Critical Viewshed Crridr Plicies These plicies supplement the Plan Area-Wide Plicies and apply slely within the designated Critical Viewshed Crridr Overlay area. Plicy VIS-12: Critical Viewshed Crridr. Prtectin f the cean and muntain views f the Gavita Cast frm Highway 101 is critically imprtant. Therefre, a Critical Viewshed Crridr Overlay, prviding mre prtective viewshed plicies fr develpment permits within the verlay, is designated fr the Gavita Cast. Plicy VIS-13: Develpment Visibility. Develpment within the Critical Viewshed Crridr shall be screened t the maximum extent feasible as seen frm Highway 101. Screening shall be achieved thrugh adherence t the Site Design Hierarchy and Design Guidelines. Plicy VIS-14: Landscaping. Nn-agricultural landscaping, when mature, shall nt bstruct public muntain r cean views. Plicy VIS-15: Ocean Views. T the maximum extent feasible, develpment shall be sited and designed t preserve unbstructed brad views f the cean frm Highway 101, and shall be clustered t the maximum extent feasible. Plicy VIS-16: Building Height. Building height suth f Highway 101 shall nt exceed ne stry r 1615 feet abve existing grade, unless an increase in height wuld facilitate clustering f develpment and result in greater view prtectin, r a height in excess f 1615 feet wuld nt impact public views t the cean. Plicy VIS-17: Unbstructed Brad Views f the Ocean. Fr prperties within unbstructed brad views f the cean, develpment shall be designed s that expsed structural elevatins are at an apprpriately prprtined mass and scale t the unbstructed brad views f the cean. c. Visual Resurces Implementing Actins Actin VIS-1: Design Guidelines. The Cunty shall wrk with the cmmunity t develp and adpt Gavita Cast design guidelines, including signage and lighting matters, which may be used by P&D and the Bard f Architectural Review in apprving future develpment. Actin VIS-2: Energy Develpment. T respnd t the dynamic evlutin f energy develpment, the Cunty shall develp r revise plicies as needed t facilitate cmmunity needs cnsistent with prtecting visual resurces. Actin VIS-3: State Scenic Highway Designatin. The Cunty shall apply t Caltrans fr a scenic highway designatin fr Highway 101 frm the Gleta City bundary t Highway 1. Chapter Six Visual Resurces 6-11

12 Gavita Cast Plan Draft PC Final d. Visual Resurces Develpment Standards Dev Std VIS-1: Fuel Management Zne Buffers. Structures shall be sited and designed t minimize the need fr vegetatin clearance fr fuel management zne buffers. Where feasible, necessary rads and driveways shall be incrprated int fuel management zne buffers. Dev Std VIS-2: Radway Alignment and Siting. When reviewing the alignment and siting f prpsed new rads and driveways serving residential develpment, Planning & Develpment shall evaluate methds t minimize excessive rad/driveway cnstructin and reduce r redesign fuel management zne buffers t minimize the remval f natural vegetatin and related visual impacts, while ensuring prjects meet the Santa Barbara Cunty Fire Department s Private Rad and Driveway Standards Chapter Six Visual Resurces