4.3 Aesthetics/Visual Resources

Transcription

1 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces 4.3 Aesthetics/Visual Resurces This sectin addresses ptential impacts assciated with aesthetics and visual resurces as a result f buildut f land uses and implementatin f prgrams as part f the prpsed Eastern Gleta Valley Cmmunity Plan Update fr the Eastern Gleta Valley (Plan update). In additin, this sectin assesses the husing pprtunity sites fr ptential impacts n visual resurces. A detailed discussin f the Plan update s cnsistency with applicable Cunty f Santa Barbara (Cunty) Cmprehensive Plan plicies, and the lcal castal prgram gals and plicies is cntained in Chapter 5, Cnsistency with Plans and Plicies Setting Existing Visual Character The Eastern Gleta Valley Plan area (Plan area) is semi-rural in character. The Urban Area is characterized as suburban, prviding a range f residential husing types, including singlefamily, cndminium, apartment, and mbile hmes. Ranchette neighbrhds are lcated n the peripheral areas f Hpe Ranch and in the fthills. Cmmercial uses are lcated primarily within small t mid-sized centers based arund a supermarket/drug stre cmbinatin and supprtive f a variety f ancillary stres and services. The primary existing retail destinatins include the Turnpike Center, lcated n the nrthwest crner f Hllister/Turnpike, and the Magnlia Center, lcated just west f Hllister Avenue and Walnut Lane. Other small neighbrhd and highway-serving cmmercial ndes are distributed alng Hllister and Calle Real. Uniquely, the Hllister Avenue State Street cmmercial crridr, frm San Antni Rad t the City f Santa Barbara limit, cmbines a diverse mix f uses ranging frm strage facilities and aut mechanics, t restaurants, ffices, and retail strefrnts, t apartments and mbile hmes, and recreatin facilities. Thugh the crridr supprts a mix f uses, it cntains incngruus urban design. The Plan area als cntains agricultural and rural land uses, including urban agriculture, rural agriculture, and Muntainus Areas. The fthills f Eastern Gleta Valley supprt rural agriculture, typified by rchards, large parcel crp prductins, and grazing land. A mix f established farms exists alng the urban/rural bundary and acrss the nrthern fthills. Rugged muntainus lands are present within the Rural Area in the nrthern prtin f the Plan area. The rural Muntainus Areas prvide imprtant scenic pen space, which cntribute t the Valley's visual resurces. Visually imprtant natural habitats in the area include castal bluffs, ak wdlands, grasslands, and riparian areas. In additin t these scenic natural features, numerus streams and creeks and their tributaries wind thrughut the Plan area. The Pacific Ocean frms the Plan area s suthern bundary and is visible frm the fthills and higher elevatins within the Plan area. Similar t the quality f day time views in the area, the relative lack f develpment and assciated light pllutin in the rural prtins f the Plan area allw fr views f night time skies Cunty f Santa Barbara 4.3-1

2 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR and prvide unique pprtunities fr astrnmical bservatins. The mre develped areas cntain surces f night time lighting, including lighting assciated with cmmercial uses, signage, streetlights, the San Marcs high schl stadium lights, the airprt facilities, and certain unshielded residential lighting, all f which result in partially bstructed views f the night time sky in these areas that are mre urban in character Key Viewpints/Public Scenic Resurces The suth cast f the Cunty cntains scenic views frm the ridgeline t the cean. These scenic views encmpass a relatively undisturbed natural envirnment n the periphery f the Urban Area in the fthills and alng the castline. In additin, the urban envirnment includes enhanced public views, pen space, and landscaping that cntribute t the visual character f the Plan area. Key viewpints, lcal scenic rutes and a cmmunity gateway are identified in the Plan update. Key viewpints within the Plan area are listed in Table and include muntain views; island/cean and castal views; views frm higher elevatins; views frm a gateway and public viewing areas alng scenic radways, including State Rute (SR) 154, which is cnsidered a sensitive viewshed because it is designated as a State Scenic Highway. Figure shws the lcatin f representative views frm key viewpints within the Plan area Scenic Crridrs/Rutes/Gateways SR 154 is a state-designated Scenic Highway (see Sectin belw) frm U.S. Highway 101 (U.S. 101) near Ls Olivs via San Marcs Pass t U.S. 101 in Santa Barbara. Prtins f ther state highways traversing the Cunty are in the state s master plan f highways as eligible fr Scenic Highway designatin. These eligible highways may becme fficial State Scenic Highways when a plan f preservatin is implemented by the Cunty fr these rutes. U.S. 101, its entire length in the Cunty is an eligible State Scenic Highway. Three ther lcal scenic rutes are identified in Table In additin t resident and traveling mtrists, pedestrians and bicyclists wh utilize the Plan area s recreatinal trails als enjy panramic and ften unbstructed views f the area s natural beauty. There are several existing ff- and n-rad trails within the Plan area. In additin, many majr radways have side shulders fr pedestrians and bicyclists. Sme f the mst imprtant viewing areas f the valley are thse which can be seen frm its pints f entry alng majr highways and radways. Scenic gateways prvide a physical and visual distinctin frm surrunding areas. One intersectin is cnsidered a scenic gateway: State Street and SR 154 (near U.S. 101 at the Plan area s brder with the City f Santa Barbara.) Cunty f Santa Barbara

3 PART I: EASTERN GOLE TA VALLEY COMMUNITY PLAN FIGURE Pririty Public Vistas, Scenic Lcal Rutes and Gateways IV. ENVIRONMENTAL RESOURCES AND CONSTRAINTS 165 F. Visual Resurces Husing Opprtunity Site M:\JOBS4\7229\env\graphics\fig4.3-1.ai 05/15/14

4 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR Table 4.3-1: General Lcatins f Public Scenic Resurces Type Lcatin Muntain views Ben Page Yuth Center Calle Real at Turnpike Cathedral Oaks at Hwy 154 Cathedral Oaks at La Patera Cathedral Oaks at N. Fairview Cunty Calle Real Administratin Campus Hllister at San Marcs Rd San Marcs Rd at Twin Ridge EDRN State at Hwy 154 Island/Ocean and Castal Views Hwy 154 at Painted Cave Gleta Beach Castline, Beach, and Bluffs 360 Views Cathedral Oaks at San Marcs/Tucker's Grve Gleta Beach Hwy 154 at San Antni Creek Rd Mre Mesa San Marcs Preserve and Open Space San Marcs Rd at Ls Padres Nat'l Frest Gateway State at Hwy 154 Lcal Scenic Rutes: N. San Marc Rd Cathedral Oaks t Hwy 154 Hwy 154 State St t ridgeline Hllister Ave San Antni Rd t Hwy 154 Turnpike Rd Hllister Ave t Cathedral Oaks SOURCE: Cunty f Santa Barbara 2011b Husing Opprtunity Sites The visual setting assciated with each f the husing pprtunity sites is briefly described belw. Phtgraphs have been included t depict representative views f the sites. Figures thrugh illustrate the visual character f the husing pprtunity sites. 1 Metrplitan Transit District Site The 17-acre vacant site is lcated nrthwest f the intersectin f Calle Real and Nrth San Antni Rad in an urban area. Detached single-family residences brder the site t the nrth and multi-family residences lie t the west. Calle Real and U.S. 101 brder the site t the suth. Gvernment/institutinal uses and a slid waste transfer statin are t the east. The site is presently cvered in grasses and lw-lying vegetatin. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. N key viewpints r public vistas are lcated in prximity t the site Cunty f Santa Barbara

5 FIGURE Husing Opprtunity Site 1 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

6 FIGURE Husing Opprtunity Site 2 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

7 FIGURE Husing Opprtunity Site 3 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

8 FIGURE Husing Opprtunity Site 4 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

9 FIGURE Husing Opprtunity Site 5 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

10 FIGURE Husing Opprtunity Site 6 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

11 FIGURE Husing Opprtunity Site 7 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

12 FIGURE Husing Opprtunity Site 8 M:\JOBS4\7229\env\graphics\fig4.3-2_fi g4.3-9.indd 05/15/14

13 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces 2 Tatum/Santa Barbara High Schl District Site The vacant 23-acre parcel is in the Urban Area with surrunding land uses including: agricultural peratins assciated with the San Marcs Agricultural Area t the suth and west; the Turnpike Center t the sutheast; and multi-family residences t the east. U.S. 101 lies t the nrth f the site, and frms a barrier t develpment beynd. The site is currently cvered with ak and eucalyptus wdlands. The stands are islated, and d nt cntribute t a scenic vista. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. N key viewpints r public vistas are lcated in prximity t the site Hllister Avenue Site The 1.1-acre site is currently develped with three residences n apprximately half f the prperty. The western half is undevelped and cvered with grassland. Surrunding uses include the Ben Page Yuth Center t the nrth and acrss Hllister Avenue; single-family residential uses t the suth and east; and a church and single-family residences t the west. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. N key viewpints r public vistas are lcated in prximity t the site. 4 Puente Drive/Hllister Avenue Crner Site This 0.8-acre parcel at the sutheast crner f Hllister Avenue and Puente Drive is currently vacant and lcated in an urban area. Hllister Avenue brders the site directly t the nrth. Acrss Hllister Avenue is single-family residential develpment. A church and cmmercial uses are lcated east f the prperty, and the Gleta Water District perates facilities acrss Puente Drive t the west. Single-family residences are lcated directly t the suth. The site currently supprts grasslands. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. N key viewpints r public vistas are lcated in prximity t the site. 5 Girgi Calle Real/Nrth Pattersn Avenue Crner Site The Girgi Calle Real/Nrth Pattersn Avenue Crner site is a 1.53-acre parcel in an urban area. The site is planted with rchards. Acrss Calle Real is a high-density single-family develpment. Nrth Pattersn Avenue, which is a fur-lane majr radway, brders the site t the east. Residential uses, lcated t the nrth and nrtheast and t the west are within the City f Gleta. T the suth is a cmmercial self-strage cmplex. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. N key viewpints r public vistas are lcated in prximity t the site. Cunty f Santa Barbara

14 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR 6 Suth Pattersn Triangle Site This 6-acre rural site currently supprts agriculture and bth Maria Ygnaci and Atascader creeks brder the site n the west and suth. T the east are single-family residences; agricultural peratins are lcated t the nrth, suth, and west. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes, r ther significant features. N key viewpints r public vistas are lcated in prximity t the site. 7 Hllister Avenue State Street Cmmercial Crridr The Hllister Avenue State Street cmmercial crridr cnsists f 55 parcels ttaling 28 acres. The parcels are aligned alng State Street and Hllister Avenue apprximately frm the intersectin f State Street with SR 154 westerly t the intersectin f Atascader Creek and Hllister Avenue. The crridr is currently develped with a range f cmmercial and residential uses. Surrunding uses include State Street/Hllister Avenue and U.S. 101 t the nrth. A railrad right-f-way is generally suth f the cmmercial crridr; residential develpment is t the west and suth. Cmmercial uses and U.S. 101 are t the east. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. A key viewpint t the muntains and fthills is present within the vicinity f the site. Hllister Avenue, alng which this site frnts, is designated as a lcal scenic rute and serves as a cmmunity gateway frm the adjacent City f Santa Barbara. 8 Andersn Site The 1.71-acre Andersn parcel is currently vacant. The site is lcated within the Hllister Avenue State Street cmmercial crridr (see abve). Existing cmmercial uses are lcated t bth the east and west f the site. The site is generally flat and des nt cntain any significant visual resurces such as surface waters, slpes r ther significant features. A key viewpint t the muntains and fthills is present within the vicinity f the site. Hllister Avenue, alng which this site frnts, is designated as a lcal scenic rute and serves as a cmmunity gateway frm the adjacent City f Santa Barbara Regulatry Framewrk State State Scenic Highway Prgram Califrnia s Scenic Highway Prgram was created in 1963 by the Califrnia State Legislature. Its purpse is t preserve and prtect scenic highway crridrs frm change that wuld diminish the aesthetic value f lands adjacent t highways. A highway may be designated as scenic depending upn hw much f the natural landscape can be seen by travelers, the scenic quality f the landscape, and the extent t which develpment intrudes n the traveler s enjyment f the view. The State Scenic Highway Prgram includes a list f highways that are eligible t be Cunty f Santa Barbara

15 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces fficially designated. Fr an eligible highway t be designated as a State Scenic Highway, a lcal jurisdictin must first adpt a scenic crridr prtectin prgram, then apply t the Califrnia Department f Transprtatin (Caltrans) fr scenic highway apprval. Ntificatin frm Caltrans that the highway has been fficially designated a State Scenic Highway will be given t the lcal jurisdictin. SR 154 is a state-designated Scenic Highway frm U.S. Highway 101 (U.S. 101) near Ls Olivs via San Marcs Pass t U.S. 101 in Santa Barbara Cunty f Santa Barbara Cmprehensive Plan Land Use Element The Land Use Element and Open Space Element (discussed belw) f the Cmprehensive Plan include plicies t prtect and enhance visual resurces. New develpment must generally be cnsistent with the Cmprehensive Plan s visual resurce plicies. The Hillside and Watershed Prtectin Plicies address develpment n slpes t minimize grading, disruptin f natural vegetatin, and ersin. Visual Resurce Plicies include measures t ensure subrdinance f structures t the surrunding natural envirnment and/r cmpatibility with the cmmunity thrugh structural design review and landscaping requirements, limitatins n signs which disrupt public views (als regulated by Cunty Zning Ordinance Chapter 35.38), and requirements fr undergrunding f new utilities. Open Space Element 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 including Rural, Inner-Rural and Twnships Bundaries. The Open Space Element identifies and designates scenic areas prviding significant aesthetic value, including scenic radway crridrs; parks and recreatinal areas; views f castal bluffs, streams, lakes, estuaries, rivers, watersheds, muntains, and cultural resurces sites; and designated scenic areas as prviding significant aesthetic value. A cncept discussed in the Open Space Element, termed "urban perimeters, is relevant t the rural fthills and the castal areas f Eastern Gleta Valley. Urban perimeters are peripheral pen space that gives a sense f place and scale within the Urban Area. Where the pen edges can be seen frm the built envirnment f the cmmunity, the psychlgical advantages are enhanced. Even where they cannt be seen frm hmes r wrk places, peripheral pen spaces can give a sense f penness and ffer visual resurces clse t hme r wrk. The Cmprehensive Plan Scenic Buffer Overlay plicy prtects public views frm the impacts f develpment f prperties within the verlay. The Scenic Buffer Overlay applies t prperties at the Cathedral Oaks/SR 154 interchange and the Turnpike Rad nrth terminus at Cathedral Oaks. Several watersheds in the Plan area have segments that are lcated in the Scenic Buffer Cunty f Santa Barbara

16 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR Overlay. A Scenic Values mdel in the Open Space Element includes intensity, design, and arrangement f develpment, preservatin f natural features, and variety in natural r intrduced vegetatin as criteria fr the prtectin f visual resurces. Scenic Highways Element The Scenic Highway Element f the Cmprehensive Plan presents the Cunty s plicies and prcedures fr scenic highways and their designatin. This element specifically presents the Cunty s scenic highway gals, evaluatin standards, preservatin measures and prcedures fr btaining fficial Scenic Highway designatin fr state and Cunty rads in the Cunty. The Scenic Highways Element indicates the entire length f U.S. 101, thrughut Gleta Valley, is eligible fr scenic highway status. Land Use and Develpment Cde (LUDC) The Land Use and Develpment Cde (LUDC) Chapter 35 (Zning) includes develpment standards prtecting the visual resurces f the Plan area. The Ridgeline and Hillside Develpment Guidelines (Sectin ) regulate develpment n slpes t minimize grading, disruptin f natural vegetatin, and ersin. These guidelines require design review befre the Cunty s Bards f Architectural Review. Landscaping and limitatins n signs, which disrupt public views, are als regulated by the LUDC. The LUDC als cntains height and size limits and requires architectural review fr prjects f specific types and in specific areas f the Cunty (see belw). Design Cntrl Overlay Zne (Sectin ) The Design Cntrl Overlay zne is applied where, because f visual resurces and/r unique neighbrhd characteristics, plans fr new r altered structures require Design Review. The intent is t ensure well designed develpment and t prtect scenic qualities, prperty values, and neighbrhd character. In the Plan area, the fllwing shall be submitted fr Design Review in cmpliance with Sectin f the LUDC (Design Review see belw): a. New ne-family and tw-family dwellings. b. Demlished and recnstructed ne-family and tw-family dwellings when 50 percent r mre f the existing grss flr area is demlished. c. Secnd and third flr additins t existing ne-family and tw-family dwellings nt including the additin f lfts within an existing structure where there is n change in the utward appearance f the structure. d. Cnversins f attached and detached garages that are accessry t ne-family r tw-family dwellings that result in an increase in habitable area Cunty f Santa Barbara

17 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces e. Any additin f mre than 1,000 square feet f the grss flr area r 50 percent r mre f the grss flr area f the principal ne-family r tw-family dwelling that existed n the lt as f the effective date f this Subsectin E fr lts lcated within the Castal Zne r March 1, 2007 fr lts lcated within the Inland area, whichever is less. f. Any structural alteratins t ne-family and tw-family dwellings that are substantially visible frm the street frntage. Design Review Prcess (Sectin ) The LUDC cntains prvisins that regulate the design f future develpment, in sme cases, thrugh review f prject plans by the Bard f Architectural Review (BAR). The purpse f the BAR is t encurage develpment that exemplifies the best prfessinal design practices s as t enhance the visual quality f the envirnment, benefit surrunding prperty values, and prevent pr quality f design. In Nvember 2005, the Bard f Supervisrs created fur reginal BARs t better serve lcal cmmunities. In the Eastern Gleta Valley, the reginal BAR is the Suth Cunty BAR (SBAR). While nt all prjects require BAR review, mst prjects invlving cnstructin f, r additins t, buildings and new r changed signs must be reviewed by the BAR. Prjects n cmmercially zned prperties that wuld result in new cnstructin r exterir changes t an existing building wuld be reviewed by the SBAR. Cnstructin f singlefamily residences within a given apprved tract may als require SBAR review, if the tract apprval is cnditined t require this. Alternatively, a given tract may have design guidelines that are reviewed and apprved by the BAR such that the develpment f individual residences are subject t design guidelines. The threshlds fr BAR review are set frth in the LUDC. The SBAR has review and apprval authrity ver the design f all new structures r alteratins t existing structures within a Design Cntrl Overlay District, except thse prjects which are exempted by the LUDC. In the Design Cntrl Overlay District, the SBAR reviews prject plans and BAR applicatins, and evaluates the prject design against the fllwing standards: Overall building shapes, as well as parts f any structure (buildings, walls, fences, screens, twers, r signs) shall be in prprtin t and in scale with ther existing r permitted structures n the same site and in the surrunding prperty; Mechanical and electrical equipment shall be well integrated in the ttal design cncept; There shall be harmny f material, clr, and cmpsitin f all sides f a structure r building; A limited number f materials will be n the exterir face f the building r structure; Cunty f Santa Barbara

18 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR There shall be a harmnius relatinship with existing and prpsed adjining develpments, aviding excessive variety and mntnus repetitin, but allwing similarity f style, if warranted; Site layut, rientatin, and lcatin f structures, buildings, and signs shall be in an apprpriate and well-designed relatinship t ne anther, and t the envirnmental qualities, pen space, and tpgraphy f the prperty; Adequate landscaping shall be prvided in prprtin t the prject and the site with due regard t preservatin f specimen and landmark trees, exiting vegetatin, selectin f planting which will be apprpriate t the prject, and adequate prvisin fr maintenance f all planting; Signs including their lighting, shall be well designed and shall be apprpriate in size and lcatin; and The prpsed develpment is cnsistent with any additinal design standards applicable t the prject site. U.S. Highway 101 Crridr (HC) Overlay Zne (Sectin ) The U.S.Highway 101 Crridr (Highway Cmmercial [HC]) Overlay zne is applied t the U.S. 101 crridr that includes areas f exceptinal aesthetic, histric and natural value. Transprtatin imprvements within the Suth Cast urbanized prtins f the crridr may adversely impact these resurces. This verlay zne is used t designate areas alng U.S. 101 in the Suth Cast Urban Area where unique public viewsheds, scenic, histric and natural assets and cmmunity character shuld be prtected. The intent f this verlay is t ensure that develpment is designed and carried ut in a manner that prvides maximum prtectin, restratin and/r enhancement f the unique qualities f the crridr, and prmtes multimdal transprtatin. Each land use and prpsed develpment within the state-wned right-fway, within the Cunty right-f-way, r n private land adjacent t U.S. 101 fr which a public agency has btained an easement t carry ut a prject, shall cmply with the requirements f this verlay in additin t the requirements f the primary zne. Site Design Overlay Zne (Sectin ) The Site Design Overlay zne is intended t ensure the well-planned subdivisin f large sites within the Castal Zne that are zned fr large-lt, ne-family residential uses (i.e., E-1, EX-1, RR) by aviding piecemeal subdivisins that culd result in resurce degradatin and the creatin f lts unsuited fr develpment. Therefre, this verlay zne prvides fr the cnceptual review by the Cunty f the ultimate divisin f a lt at the time any land divisin is prpsed Cunty f Santa Barbara

19 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces Design Cmpatibility Standards (Sectin ) This sectin addresses standards fr design fr develpment in different areas f the Cunty. Within Rural Areas as designated n the Cmprehensive Plan maps, the height, scale, and design f each structure shall be cmpatible with the character f the surrunding natural envirnment, as determined by the review authrity, except where the review authrity determines that technical requirements dictate therwise. Structures shall be subrdinate in appearance t natural landfrms, shall be designed t fllw the natural cnturs f the landscape, and shall be sited s as nt t intrude int the skyline as seen frm public viewing places. Within the Urban Area and Existing Develped Rural Neighbrhds (EDRN; Inland area) r Rural Neighbrhds (Castal Zne) as designated n the Cmprehensive Plan maps, new structures shall cnfrm with the scale and character f the existing cmmunity. Clustered develpment, varied circulatin patterns, and diverse husing types shall be encuraged. Outdr Lighting (Sectin ) The LUDC places restrictins n utdr lighting t prtect spillver nt adjacent prperties and t minimize interference with vehicular traffic n private/public streets frm lighting. The LUDC cntains the fllwing regulatins regarding utdr lighting and develpment in all znes shall cmply with the fllwing standards. All exterir lighting shall be hded and n unbstructed beam f exterir light shall be directed tward any area zned r develped residential. Lighting shall be designed s as nt t interfere with vehicular traffic n any prtin f a street. Eastern Gleta Valley Residential Design Guidelines The Eastern Gleta Valley Residential Design Guidelines apply t residential develpment within the Design Cntrl Overlay (see abve). The purpse f the Design Guidelines is t maintain the high quality f Eastern Gleta Valley's neighbrhds by develping prviding reasnable, practical, and bjective guidance t assist residents, hme-wners, and designers in identifying the key building characteristics and cmpnents that define the character f a neighbrhd, which can be used as a guide in designing new r remdeled single family hmes. Cunty f Santa Barbara

20 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR Impact Analysis Threshlds f Significance and Methdlgy Califrnia Envirnmental Quality Act (CEQA) Guidelines Accrding t CEQA Guidelines Appendix G, implementatin f the Plan update wuld have significant envirnmental impacts n aesthetics and visual resurces if it wuld: Have a substantial adverse effect n a scenic vista; Substantially damage scenic resurces, including, but nt limited t, trees, rck utcrppings, and histric buildings within a state scenic highway; Substantially degrade the existing visual character r quality f the site and its surrundings; and/r Create a new surce f substantial light r glare which wuld adversely affect day r nighttime views in the area. Cunty Envirnmental Threshlds The Cunty visual aesthetic impact guidelines (Cunty f Santa Barbara 2008) prvide guidance in determining the imprtance f visual resurces. Key factrs in characterizing prject site visual resurces and their imprtance include the fllwing: Physical attributes such as undulating tpgraphy; character and type f vegetatin (native r nn-native); prximity t r presence f water bdies such as pnds, lakes, creeks, r streams; and extent f pen space. The presence f these attributes enhances the visual imprtance f the prject site. Relative visibility: the mre cnspicuus the prject site and physical attributes are as viewed frm public viewpints, the greater the imprtance f the visual resurce. Relative uniqueness: the rarity f a particular type f view due t its natural character r the lss f similar types f visual resurces frm previus develpment increases the ptential imprtance f the visual resurce. The Visual Aesthetic Impact Guidelines state that in terms f visibility, fur types f gegraphic areas are especially imprtant: castal areas, muntainus areas, the urban fringe, and travel crridrs. This Envirnmental Impact Reprt identifies and characterizes the change t nly thse visual resurces experienced frm public views r view crridrs, as Cunty Cmprehensive Plan and Visual Resurce plicies in the Plan update d nt address the imprtance f visual impacts experienced frm private prperty such as backyards, frnt yards, interir living spaces, r private radways Cunty f Santa Barbara

21 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces The fllwing questins, included in the Threshlds Manual, are intended t prvide infrmatin t address the criteria specified in Appendix G. These questins wuld address site-specific impacts and will be used t evaluate impacts assciated with develpment f the husing pprtunity sites. Affirmative answers t the fllwing questins indicate ptentially significant impacts n visual resurces. 1a. Des the prject site have significant visual resurces by virtue f surface waters, vegetatin, elevatin, slpe, r ther natural r man-made features which are publicly visible? 1b. If s, des the prpsed prject have the ptential t degrade r significantly interfere with the public's enjyment f the site's existing visual resurces? 2a. Des the prject have the ptential t impact visual resurces f the Castal Zne r ther visually imprtant area (i.e., Muntainus Area, public park, urban fringe, r scenic travel crridr)? 2b. If s, des the prject have the ptential t cnflict with the plicies set frth in the Castal Land Use Plan, the Cmprehensive Plan r any applicable cmmunity plan t prtect the identified views? 3. Des the prject have the ptential t create a significantly adverse aesthetic impact thugh bstructin f public views, incmpatibility with surrunding uses, structures, r intensity f develpment, remval f significant amunts f vegetatin, lss f imprtant pen space, substantial alteratin f natural character, lack f adequate landscaping, r extensive grading visible frm public areas? The assessment f aesthetic impacts invlves qualitative analysis that is inherently subjective in nature, as different viewers react t viewsheds and aesthetic cnditins differently. This evaluatin measures visual resurces with respect t the Plan update s plicies/prgrams, land use changes, and ptential husing pprtunity site develpment, analyzing the nature f the anticipated change and its cmpatibility with the visual character f the area (Impact 1). Buildut f the Plan update and the ptential impacts n scenic views and rutes are discussed in Impact 2, belw. This sectin addresses ptential impacts n pririty public vistas, lcal scenic rutes and gateways frm develpment f future land uses cnsistent with the Plan update. Impact 3 identifies any new substantial surces f light r glare, which wuld ptentially affect day r night time views in the area. Finally, Impact 4 addresses cumulative impacts related t aesthetics. Cunty f Santa Barbara

22 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR Impact Determinatin and Mitigatin Measures Impacts Plan Buildut and Reznes Impact VIS-1: Visual Character Changes Buildut f the Plan update wuld result in the develpment f new residential units and additinal square feet f cmmercial develpment. The Plan update wuld create new mixeduse areas within existing cmmercial crridrs. Buildut f the Plan update wuld result in the develpment f new husing pprtunity areas, described in detail belw. New husing als wuld be allwed within three ther lcatins that are currently vacant; the San Marcs Fthills Planned Residential Develpment areas, Mre Mesa, and St. Vincent s. Existing agricultural areas wuld be generally maintained; hwever, there are exceptins t this, such as the tw husing pprtunity sites that wuld be n existing agricultural sites. The Visual/Aesthetic Impact Guidelines state that in terms f visibility, fur types f gegraphic areas are especially imprtant: castal areas, muntainus areas, the urban fringe, and travel crridrs. Travel Crridrs are discussed under Impact 2. Urban Area Additinal residential and nnresidential develpment under 20-year buildut cnditins wuld present a perceptibly denser built envirnment and ptentially alter the visual character f the Plan area. As undevelped and underdevelped areas becme mre urban, the largely suburban/semi-rural character f the Plan area wuld becme slightly mre urban in nature, especially within areas prpsed fr additinal residential density (e.g., husing pprtunity sites discussed belw) and within mixed-use sites, such as the Hllister Avenue State Street cmmercial crridr site. Redevelpment with higher intensity uses adjacent t single-family residential r agricultural uses culd, ver time, change the character f these areas. Changes, hwever, wuld be gradual and the Plan update includes plicies, cited belw, which wuld help reduce any impacts assciated with visual character. Implementatin f the prpsed Mixed Use (MU) zne wuld increase pprtunities fr centrally-lcated, residential infill develpment. The Plan update prpses the new MU zne alng the Hllister Avenue State Street cmmercial crridr. Mixed uses als wuld be permitted within sme cmmercially designated sites. The prpsed MU zne wuld restrict cmmercial uses t grund flr facades. It assumes a 0.40 Flr Area Rati building ftprint with tw stries (up t 35 feet) f mixed-use develpment. A building f such parameters wuld be visually cmpatible with existing develpment in the Hllister Avenue State Street cmmercial crridr. MU zning may result in intensified use and building n prperties subject t the MU and C-2 zning: hwever, the change in the built envirnment related t the applicatin f these znes wuld ccur in areas that are urban. While a greater degree f Cunty f Santa Barbara

23 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces develpment may ccur within the prpsed mixed-use areas, verall aesthetics may imprve with revitalizatin and chesin f design n undevelped and underdevelped sites. The Plan update wuld retain the Suth Pattersn Agricultural Area and the San Marcs Agricultural Area, bth lcated within the urban fabric f the Plan area. Preservatin f existing urban agricultural areas wuld help preserve the existing semi-rural character f the Plan area, and in the case f the San Marcs Agricultural Area, it wuld als help preserve and prtect muntain views. Urban agricultural areas als prvide a visual transitin between urban uses and rural lands at the urban fringe. The Plan update includes several plicies cited in 4.1, Land Use, which wuld help ensure the cmpatibility f urban agriculture relative t surrunding land uses. Overall, significant but mitigable impacts assciated with changes in visual character in the Urban Area may result frm buildut f the Plan update (Class II impact). Castal Area Mre Mesa is currently a vacant site lcated within the Castal Zne. The Plan update wuld allw ptential develpment f up t 40 acres with up t 70 units at Mre Mesa. Develpment standards, cited in Sectin 4.1, Land Use, call fr the lng-term prtectin f the site s bilgical and aesthetic character. Implementatin f the prpsed standards, including the adptin f a Specific Plan, which wuld include site-specific develpment standards and design guidelines, wuld ensure that develpment f Mre Mesa wuld be cmpatible with existing surrunding land uses and nt result in a significant negative change t visual character. Impacts wuld be significant but mitigable (Class II impact). Muntainus Area The Plan update includes the prpsed realignment f the Urban/Rural bundary, which wuld entail re-designating mre than 6,000 acres f land frm the Urban Area t the Rural Area. Thus, the Plan update largely shifts new develpment away frm the rural areas in the nrthern prtin f the Plan area, and accmmdates new grwth primarily within the existing urban fabric. The prpsed changes t the Urban/Rural bundary wuld prmte cmpact urban develpment and prtect imprtant agricultural lands and rural lands frm encrachment and cnversin t urban-style develpment. This wuld be a beneficial effect as the quaint r rural character f the nrthern prtin f the Plan area wuld be relatively unimpacted (Class IV impact). Applicable Cmmunity Plan Update Plicies, Prgrams, and Standards The Plan update cntains plicies and develpment standards, which seek t minimize impacts n visual character that culd ccur as a result f buildut f the Plan update and reznes. The Plan update s plicies relative t visual character are similar t thse addressing land use incmpatibility, as stated in Sectin 4.1 and include the fllwing. In additin, the Plan update recmmends the develpment f multi-family and mixed-use/cmmercial design guidelines as part f future implementatin f the Plan update. Cunty f Santa Barbara

24 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR Plicy EGV-3.3: Where a site r parcel has mre than ne land use designatin (e.g., cmmercial and residential), the design f the site shall be crdinated thrugh the use f similar landscape and design elements (e.g., access, plant selectin, buffer strips, habitat/pen space prtectin, architectural styles). Plicy EGV-4.1: Land use and develpment shall cmplement existing neighbrhds and enhance aesthetics and viewsheds, where site suitability and layut, prject scale, neighbrhd land use characteristics, and urban design are factrs cnsidered in planning and design. DevStd EGV-4A: Develpment shuld be designed, cnfigured, and sited t perpetuate and prmte the sense f natural light and air, slar expsure, and privacy as characteristics f the cmmunity aesthetics. DevStd EGV-4B: Develpment shuld be designed, cnfigured, and sited t maximize cmpatibility with surrunding uses. DevStd LUR-EGV-1A: Residential cmpnents f mixed-use develpment shall be designed t cmplement the character f adjacent neighbrhds, t prvide high quality amenities fr residents, and t prvide access t services, infrastructure, and multi-mdal transprtatin facilities. Plicy LUR-EGV-1.5: In reviewing an affrdable husing r bnus density residential prjects, the Cunty shall cnsider the prject's effects n the character f the existing neighbrhds but shall mitigate any significant impacts nly in cmpliance with state law. Plicy LUR-EGV-2.2: Residential Neighbrhd Develpment: Residential Neighbrhd Develpments are defined as residential subdivisins fr ten (10) r mre lts, and/r develpment plans fr ten (10) r mre units n residentially designated prperties. Residential Neighbrhd Develpment prpsals shall be cnsidered nly when: the resulting Residential Neighbrhd Develpment cmprehensively cnsiders the features, resurces, and cnstraints f the prperty nsite and adjacent t the develpment area t assess the cumulative effect f the develpment, and the scale, height, architectural style, design, and cncentratin f structures/density f structures prpsed fr the develpment is cmpatible with surrunding neighbrhds t the greatest extent feasible, Plicy LUR-EGV-3.1: Residential and mixed-use develpment shall be cmpatible with existing neighbrhds, particularly as t architectural and urban design, character and functin f transprtatin facilities, and prtectin and enhancement f agricultural peratins and natural resurces Cunty f Santa Barbara

25 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces DevStd LUC EGV-1A: Mixed-use neighbrhds, prperties, and/r structures shall be designed and cnstructed fr maximum cmpatibility and cmplementary transitins between uses. Plicy LUC-EGV-2.3: Cmmercial and ecnmic develpment shall perate at a scale cmplementary t the residential neighbrhd characteristics f Eastern Gleta Valley Plicy VIS-EGV-1.6: Develpment shall be cmpatible in design and scale with the surrunding built envirnment and shall nt impair public visual resurces. Plicy VIS-EGV-1.7: Mixed Use Develpment Design: Mixed-use develpment shall be reviewed by the Cunty BAR. Where mixed-use develpment includes cmmercial and residential uses, the scale and design f the develpment shall maximize cmpatibility between the mix f uses and with surrunding develpment, enhance the character and functin f the adjacent area, avid light, nise, dr, and/r air pllutin effects n residential uses, limit signage apprpriately t achieve attractive designs fr bth residents f dwelling units and patrns f cmmercial businesses, and shuld incrprate plaza r curtyard materials that create a cmmunity space thrugh the use f clr and layering as patterns in the landscape and hardscape. Plicies and develpment standards f the Plan update, alng with the Cunty s regulatins and prcedures wuld render impacts assciated with Plan buildut and reznes less than significant. As a result, impacts f the plicies wuld als be less than significant (Class III impact). Husing Opprtunity Sites The prpsed husing pprtunity sites are expected t result in the redevelpment f these sites with new cmmercial and/r residential uses within the 20-year Plan update hrizn. These prpsed land uses culd affect existing visual character. Ptential visual character impacts specific t each site are described belw. As there are n develpment plans fr the sites, impacts are described in general terms. 1 Metrplitan Transit District (MTD) Site The Plan update wuld rezne this 17-acre vacant site t increase the allwed residential density frm 3 units t 205 residential units. Prpsed develpment ver a prtin f the site wuld be mre intensive than existing residential develpment t the nrth. A prtin f the site wuld retain the existing agricultural zning t allw fr the prtectin f n-site resurces and prvide an apprpriate transitin between higher density develpment n-site and lwer intensity adjacent uses. Develpment wuld be cnsistent with adjacent develpment t the west and wuld be apprpriate at this lcatin alng Calle Real with access t transit, U.S. 101, Cunty f Santa Barbara

26 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR cmmercial uses and gvernment services. The Plan update cntains plicy LUR-EGV-2.5 relative t the develpment f this site. The plicy aims t ensure cmpatibility between future and surrunding develpment. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r man-made features). Surrunding uses wuld be visually cmpatible with multi-family husing units that may be develped n this site. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict, therefre impacts wuld be ptentially significant but mitigable (Class II impact). 2 Tatum/Santa Barbara High Schl District Site The Plan update wuld increase the residential develpment ptential f this 23-acre vacant site frm 5 units t up t 277 units. Future develpment at the intensity/density prpsed wuld be cmpatible with adjacent the multi-family residential husing t the east. The Plan update als includes Plicy LUR-EGV-2.5, abve, which gverns the develpment f this site relative t surrunding uses. N significant visual resurces are lcated n-site (including surface waters, elevatin, r slpes); hwever, as nted in Appendix G Bilgical Resurces Reprt, ak wdlands alng the western brder f site assciated with a shallw ephemeral drainage are cnsidered a sensitive vegetatin cmmunity. Surrunding uses wuld be visually cmpatible with multi-family husing units that may be develped n this site. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict; therefre, impacts wuld be ptentially significant but mitigable (Class II impact) Hllister Avenue Site Half f the 1.1-acre site currently has three detached single-family residential units; the ther half f the site is vacant land. The Plan update wuld increase the buildut ptential f this site frm 3 units t 22 residential units. The site is generally surrunded by single-family residential develpment. The prpsed intensificatin f residential uses at this site wuld be incnsistent in terms f bulk and scale relative t adjacent single-family residences. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r man-made features). Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict; therefre, impacts wuld be ptentially significant but mitigable (Class II impact) Cunty f Santa Barbara

27 Eastern Gleta Valley Cmmunity Plan EIR 4.3 Aesthetics/Visual Resurces 4 Puente Drive/Hllister Avenue Crner Site The Plan update wuld increase the residential develpment ptential f this 0.78-acre vacant site frm 2 units t 15 units. Given the parcel s lcatin alng Hllister Avenue, and the current mix f uses in the immediate vicinity, the prpsed increase in density wuld be visually cmpatible with existing surrunding land uses in terms f bulk and scale. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r man-made features). Surrunding uses wuld be visually cmpatible with multi-family husing units that may be develped n this site. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict, therefre impacts wuld be ptentially significant but mitigable (Class II impact). 5 Girgi Calle Real/Nrth Pattersn Avenue Crner Site The Plan update wuld change this site s designatin and zning frm cmmercial (allws 1 residential unit) t residential (up t 30 units). Future develpment wuld replace the existing rchard with multi-family residential uses. This type f develpment wuld be visually cmpatible at this lcatin and wuld prvide a transitin between existing nearby single-family residences and cmmercial uses t the suth. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r man-made features). The site is within the U.S. 101 Crridr Overlay (HC), which wuld help ensure that design f future multi-family develpment is cnsistent with the character f the area. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict, therefre impacts wuld be ptentially significant but mitigable (Class II impact). 6 Suth Pattersn Triangle Site This existing 6-acre agricultural site is prpsed t be rezned and re-designated frm agriculture (allws 1 residential unit) t residential (wuld allw 48 single-family residential units). Develpment at this lcatin wuld be cnsistent, in terms f bulk and scale, with the existing residential neighbrhd t the east. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r human-made features). Surrunding uses wuld be visually cmpatible with the single-family husing units that may be develped n this site. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict, therefre impacts wuld be ptentially significant but mitigable (Class II impact). Cunty f Santa Barbara

28 4.3 Aesthetics/Visual Resurces Eastern Gleta Valley Cmmunity Plan EIR 7 Hllister Avenue State Street Cmmercial Crridr The Plan update wuld rezne this 28-acre area t MU, which wuld allw up t 154 residential units and additinal cmmercial square ftage. Develpment wuld be expected t ccur ver time. The intrductin f MU wuld be visually cmpatible with prpsed and adjacent uses in terms f bulk and scale. Als, the site is within the U.S. 101 Crridr Overlay (HC), which wuld help ensure that design f future mixed-use develpment is cnsistent with the character f the area. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r man-made features). Surrunding uses wuld be visually cmpatible with multi-family husing units that may be develped n this site. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict, therefre impacts wuld be ptentially significant but mitigable (Class II impact). 8 Andersn Site The Plan update wuld rezne the site t MU and residential, which wuld allw fr up t 23 residential units. Develpment wuld be expected t ccur ver time. The intrductin f mixed use wuld be visually cmpatible with prpsed and adjacent uses in terms f bulk and scale. Als, the site is within the U.S. 101 Crridr Overlay (HC), which wuld help ensure that design f future mixed-use develpment is cnsistent with the character f the area. N significant visual resurces are lcated n the site (including surface waters, vegetatin, elevatin, slpe r ther natural r man-made features). Surrunding uses wuld be visually cmpatible with multifamily husing units that may be develped n this site. Nevertheless, the verall visual character f the Plan area culd be impacted if the develpment s design is incmpatible with the cmmunity s gals t maintain r enhance the regin s visual character. Design requirements fr future develpment wuld minimize this ptential cnflict, therefre impacts wuld be ptentially significant but mitigable (Class II impact). Prgrammatic Mitigatin The Plan update cntains plicies and develpment standards intended t meet the gal f preserving and enhancing the beauty f the Plan area. These plicies and standards will minimize impacts assciated with visual character. Mixed-use prjects wuld require SBAR apprval pursuant t Plan update plicy VIS-EGV-1.7. Additinally, future develpment prjects within the Plan area wuld be required t cmply with the LUDC Ridgeline and Hillside Develpment Guidelines, the Design Cntrl Overlay and Eastern Gleta Valley Residential Design Guidelines, and the U.S 101 Crridr Overlay and shw cnfrmance with Cmprehensive Plan and Plan update plicies relative t the preservatin f visual character. Cmpliance with existing regulatins and implementatin f Cmprehensive Plan and Plan update plices and develpment standards wuld reduce ptential visual character impacts t belw a level f significance Cunty f Santa Barbara