3.2 AESTHETICS/VISUAL RESOURCES

3.2 Aesthetics/Visual Resources

Isla Vista Master Plan Draft EIR 3.2-1

3.2 AESTHETICS/VISUAL RESOURCES

The following section describes the existing aesthetic and visual resources in the project area, and analyzes potential changes resulting from build-out under the Isla Vista Master Plan.

3.2.1 Environmental Setting

The following discussion focuses on the visual resources of the project area, including its urban, developed character, its relationship to surrounding urban and open space areas, the degree of night lighting, glare in the vicinity, and the area’s architectural style and character.

Visual Aesthetic Impact Guidelines (Santa Barbara County Thresholds Manual 2002) 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 more conspicuous the project site and physical attributes are as viewed from public view points, the greater the importance of the visual resource.

• 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 identify views that combine the three characteristics defined above as especially important. Santa Barbara County’s most important visual resources include: coastal views; mountain views; the urban fringe; and travel corridors (Santa Barbara County Thresholds Manual 2002).

The Goleta Community Plan encompassing the project area is well known for the scenic views of seascapes and foothills. The foothills and steeper slopes of the Santa Ynez Mountain Range, north of the urban boundary, are visible from most north-south oriented streets within the Isla Vista plan area, and provide an important visual background. The Pacific Ocean is an important visual resource on the southern project area boundary, particularly as viewed from Del Playa Drive and vacant bluff top areas.

The project area can only be seen from major public roadways from a distance, such as from the outlying foothills to the north, and from the HWY 101 overpasses at the Storke Road, Los Carneros Road, and Fairview Road interchanges. The project area is not visible to travelers along HWY 101, a county-designated scenic highway, due to intervening development and screening vegetation. The northern portion of the plan area, comprised primarily of multi-story apartment buildings, is visible traveling southward on Los Carneros Road and minimally from Storke Road which serves as the two access corridors to the project area from the north.



These multi-story complexes provide a visual barrier to the plan area’s urban development to the south.

The eastern project area boundary is adjacent to the UCSB Main Campus. A mature eucalyptus tree windrow over 35 feet high runs along this boundary, providing a substantial visual screen of Isla Vista urban development as experienced from UCSB. Another mature eucalyptus tree windrow also lines most of the western project area boundary adjacent to the UCSB West Campus. Views of the project area from the UCSB open space property to the west are buffered by this windrow; however, single-family residences are visible beyond the trees along four blocks of residential development. These eucalyptus windrows are extremely conspicuous as they provide a clear boundary between the university property and Isla Vista development. The mature eucalyptus windrows most probably date to the years of burgeoning community growth in the early 1960s; as such they represent unique visual resources within the project area.

The coastal bluff located approximately 40-80 feet above sea level along the southern project area boundary is visible from portions of the beach below, though the steep bluff face precludes views of residential structures beyond the first row of houses on Del Playa. Views of beachgoers and boaters in the Santa Barbara Channel northward across the project area are likewise limited to the developed bluff edge. The steep bluff face is visually conspicuous and represents an important visual attribute within view corridors experienced by boaters.

Figure 3.2-1, The View Corridors Location Map, will serve as a guide for the location of each of the figures referenced on the following pages.

Southward

Sweeping views of the Pacific Ocean and Channel Islands are experienced southward from Del Playa Drive, residential units, and public parks located along the bluffs including Pelican Park, Camino Pescadero Park, Window to the Sea, Rottappel Park, Sea Lookout Park, and Gaffney Park. These views are important in that they provide visual relief from the urban density of the project area. The location of vantage points on the bluff 40-80 feet above the beach and water also provide particularly high quality views of the horizon to the west and east along the Santa Barbara Channel coastline. More limited views southward of these important coastal visual resources are experienced from north-south trending streets within the project area.

Northward

Views looking northward from the downtown area experienced from roadways, parks, open spaces, and informal trails provide vistas of the Santa Ynez Mountains. An example of such a view including the Santa Ynez in the background is seen from Embarcadero Del Mar Road at the intersection with Trigo Road (see Figure 3.2-2, Existing View). This is also representative of the view looking northward along Embarcadero Del Norte, another significant north/south roadway in Isla Vista. While the mountains can be viewed when looking north along the road corridors, in many locations the views are currently obstructed by street trees and urban development. Glimpses of the Santa Ynez Mountains are briefly available to pedestrians and



Figure 3.2-1 View Corridors Location Map



Figure 3.2-2 View 3: Looking North along Embarcadero Del Mar at the Intersection with Trigo Road



Figure 3.2-3 View 4: Looking Northwest at Pardall Road from the Isla Vista Bookstore Parking Lot



bicyclists traveling east or west along Pardall Road and above the roofline of one-story structures along the north side of the roadway (see Figure 3.2-3, Existing View). The integrity of the narrow view corridors are also compromised by telephone poles and wires. These fragmented views of the mountains, however, provide some visual relief from the developed urban character visible in the foreground.

Existing development in the project area includes 4,908 residential units and approximately 186,000 square feet of ground-floor commercial space in the downtown area. The residences consist mostly of medium-density and high-density apartment and duplex housing, with the exception of approximately eight blocks of single-family housing located in the southwestern portion of the plan area. Most of the housing stock was built in the 1960’s and 1970’s during the initial building boom that accompanied creation of the new university campus. These residences were commonly constructed with low-cost building materials that in many cases have deteriorated and been repaired or are in need of repair. No single architectural theme exists throughout the project area. Typical lots are small and often narrow, resulting in non-uniform building, parking, setback, and landscaping patterns. Some of the more recently completed residential and commercial construction and renovation projects have incorporated courtyard housing styles and design, resulting in a more integrated and higher quality visual environment as perceived from street views.

The downtown area consists mainly of one-story structures and some two story structures, with building heights ranging from about 20 to 35 feet tall. Exterior surfaces are painted mostly in earth tones, primarily with stucco wall finishes (the use of exposed wooden beams is widespread). Rooflines and materials vary considerably, the combination of which contributes to the visually disparate character of development. Limited landscape and streetscape amenities contribute to an overall lower visual quality of the built environment. Views along Pardall Road at the intersection with Embarcadero Del Mar Road are characteristic of the urban core (see Figure 3.2-4, Existing View). The buildings are generally setback at a uniform distance from the street, allowing for open sidewalk and/or patio use. Structure architectural style, exterior materials, colors, roof design, and signage vary considerably. Development throughout the downtown area lacks a cohesive, uniform design, as with contrasting exterior colors ranging from bright primaries to muted earth tones (see Figures 3.2-2, 3.2-3, and 3.2-4, Existing View). The lack of streetscape amenities and landscaping is notable in these views.

Views of Anisq’ Oyo’ Park experienced along the length of Embarcadero Del Mar Road provide a distinct visual contrast to the adjacent built environment (see Figure 3.2-5, Existing View). An approximately 3-foot tall wooden fence delineates the park boundaries and separates the park’s uses from the nearby commercial and residential development. Large, mature trees and a densely landscaped understory screens the interior park uses and open space, although the artificially created amphitheater knoll feature is partially visible beyond the tree screen.

Few street trees in the road right-of-way exist throughout the project area; where they are present, the type, location, and size vary significantly. Installation of downtown street trees along the Embarcadero Loop began in January 2005. Most landscaping is limited to individual lots, which entail a variety of ornamental plantings or open lawn.



The Estero Park area consists of the Isla Vista Teen Center portable building and the historic Red Barn, as well as recreational and open space facilities including basketball courts, playfields, community gardens, and a playground. Estero Road, which is barricaded to preclude through traffic, divides the park into two visually distinct areas: the north half consists of open grassy lawn bordered by tall trees, while the south half consists of the historic Red Barn, the Isla Vista Teen Center portable building, and the cluster of oak trees (see Figures 3.2-6 and 3.2-7, Existing View). A large grove of mature oak trees is also located within Estero Park. Surrounding uses include the community’s Frisbee golf course, the Sueno Orchards, and IV Recreation and Parks Department’s Tipi Village. The Isla Vista Youth Projects campus is located across Camino Del Sur to the east.

The Estero Park neighborhood area contains fewer built elements, with a focus on open space and recreational facilities. Landscaping is more visually prevalent at the park, and includes both native and non-native species. The oldest and largest coast live oak trees in the project area are located here. Views from east of the park consist of mature trees, a well-tended lawn, and manicured landscaping.

The Red Barn is a unique visual resource due to its agricultural architecture in an urban environment and age of over 50 years. The mature oak trees are also an important visual attribute as they are rare within the plan area. For additional analysis of the Community Center Project’s visual impacts, please see Section 4.4 Community Center Project Specific Impact Analysis.

Summary

The important visual resources, as experienced from within the project area, include views of the Pacific Ocean and Channel Islands to the south, the Santa Ynez Mountains to the north, open spaces, and park areas that provide visual relief form residential and commercial structural density. Important visual resources experienced from outside the plan area include the eucalyptus windrows and the coastal bluff.

Night Lighting and Glare

Sources of light and glare within the project area include interior and exterior residences and commercial building lighting, parking lot security lighting, and streetlights. Nighttime lighting and glare is relatively minor at the westernmost project boundary, due to the large expanse of undeveloped open space surrounding Devereux Slough.



Figure 3.2-4 View 1: Looking East along Pardall Road at the Intersection with Embarcadero Del Mar



Project Simulation – with enhanced architectural detail

Figure 3.2-4(a) View 1: Looking East along Pardall Rd at the intersection with Embarcadero Del Mar



Figure 3.2-5 View 2: Looking East at Anisq ‘Oyo’ Park from Embarcadero Del Mar



Figure 3.2-6 View 5: Looking Northwest at Estero Park from Camino Del Sur



Figure 3.2-7 View 6. Looking West at Estero Park and the Red Barn from Camino Del Sur



3.2.2 REGULATORY FRAMEWORK

Goleta Community Plan (GCP)

The GCP was adopted by the Santa Barbara County Board of Supervisors in July of 1993 as the focused policy document for the unincorporated areas of Goleta. Because the area is within the coastal zone, county policies for the area were reviewed and certified by the California Coastal Commission.

Applicable sections in the GCP include:

• DevStd VIS-GV-1.1: Setbacks, landscaping, and structural treatments shall be emphasized along major roadways to help preserve viewsheds and create an aesthetic visual corridor. Parking lots and other impervious surfaces shall be placed in side and rear, rather than frontage, areas in all development along roadways;

• Policy VIS-GV-3: Maintenance and expansion of Goleta’s tree population shall be a high priority in the Goleta planning area. The County shall encourage projects which expand onsite and offsite provision of appropriate tree plantings, both in terms of quantity and species diversity;

• Policy VIS-GV-6: Outdoor lighting in Goleta shall be designed and placed so as to minimize impacts on neighboring properties and the community in general; and,

• DevStd VIS-GV-6.1: All new development with major outdoor lighting facilities should be illuminated with fully shielded lighting with low glare design.

3.2.3 THRESHOLDS OF SIGNIFICANCE

Significance Criteria

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 the appearance of new buildings and structures. This evaluation compares the existing visual characteristics of the project study area against the potential changes in visual characteristics that could result from implementation of the proposed project.

CEQA Appendix G (1) includes the following questions that assist in the determination of the possibility of a significant impact on visual resources.

Would the project:

a) Have a substantial adverse effect on a scenic vista?

b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?

c) Substantially degrade the existing visual character or quality of the site and its surroundings?



d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?

Santa Barbara County Visual Impact Guidelines, found in County of Santa Barbara Environmental Thresholds and Guidelines Manual (2002), pose the following questions to provide information to address initial study questions in CEQA Appendix G (1). Affirmative answers to the following questions indicate potentially significant impacts to visual resources.

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 interferes with the public’s enjoyment of the site’s 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 through 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?

While Santa Barbara County Guidelines address public views, the impacts evaluated in this EIR evaluate impacts on both public and private views.

Methodology

This DEIR uses computer simulations to present representative views of the downtown and Estero Park plan areas, and then systematically superimposes proposed project architectural, grading, and landscaping details to illustrate the potential change to the existing view.

The “Existing Views” in Figures 3.2-3 through 3.2-6 were taken to serve as a background for super-imposing photo-simulations of downtown and Estero Park build-out. Each camera position was carefully recorded when the existing view was shot (early June at 11:15AM to 11:45AM); including camera tilt perpendicular to targeting axis, camera compass bearing, position, and elevation. The associated “Point of View” that is associated with these photographs is illustrated in Figure 3.2-9. These data were then used to accurately superimpose project description details as presented on grading plans and development plans, which show the precise location and elevation of proposed structures, landscaping, parking, fences, and walls. When necessary, minor adjustments were made in the computer during the simulation process to permit alignment of topography and/or landmarks in the existing photo and the simulation.



Typical models of residences and mixed use commercial structures with allowable two- or three-story height, perimeter landscaping, and streetscape amenities based on the proposed Master Plan Downtown Design Guidelines and Form-Based Regulating Code were simulated and modeled (see Proposed View photos 3.2-2 through 3.2-5). Conceptual architectural plans for the proposed Estero Park Community Center, along with parking facilities and landscaping based on Master Plan concepts, were also modeled (see Proposed View photos 3.2-6 and 3.2-7). All proposed structural colors, materials, and landscaping are consistent with the Downtown Design Guidelines and shown for representative purposes. The landscape tree species are presented as they would appear at maturity, after an approximately 10-15 year time period.

Figure 3.2-10 shows proposed View locations 2 and 3 in early December, in order to illustrate the extent that allowable downtown plan area structural development would generate shading. In order to maintain consistency between Figures 3.2-2 through 3.2-7 simulated in early June and the shadowed simulations in early December, all modeling was calculated to simulate a time of day of 11:30 AM, when the existing photographs were taken.

Figure 3.2-11 shows a schematic of a building consistent with the proposed Form-Based Regulating Code on 909 Embarcadero Del Mar.



Figure 3.2-8 View 7: Looking North from within Estero Park



Figure 3.2-9 Winter View Comparison 1: Looking East along Pardall Road at the intersection with Embarcadero Del Mar



Figure 3.2-10 Winter View Comparison 2: Looking Northwest at Pardall Road from the Isla Vista Bookstore Parking Lot



Figure 3.2-11 Project Schematic at 909 Embarcadero Del Mar



3.2.4 PROJECT IMPACTS AND MITIGATION MEASURES

Please refer to the Section 4.0, Catalyst Projects, for a discussion of visual resource impacts and mitigation measures relating to specific catalyst projects, including Downtown Isla Vista and Estero Park (Community Center).

Impact AES-1: The proposed new housing types may increase the intensity of development compared to surrounding residential buildings.

Increased residential densities proposed under the Draft IVMP would provide incentives to individual property owners to increase the number of units on their properties. This could result in the removal of existing single-story structures, and replacement with more substantial two-story multi-family units. Three housing types are proposed under the IVMP: Courtyard Housing; Linear Courtyard Housing; and Large Home. Courtyard Housing would construct units arranged around a semi-private courtyard and at two-stories would typically yield up to 40 units per acre. As with all housing types proposed, parking would be provided behind the structure. The Linear Courtyard Housing type is similar to the previously identified courtyard type but would have a central access drive that would connect to a parking area in the rear. It would be composed of several small buildings that can accommodate a more semi-private lifestyle. The Large Home type looks similar to a single-family home, but would accommodate apartments, a single-family home, or condominiums.

In the downtown the general beach town architecture, density, and massing would be visually compatible with surrounding development, and would be effectively regulated by the Form-Based Regulating Code.

In residential areas in the proposed new Isla Vista Residential Zoning District, vacant lots and some existing single-story residences would reasonably be replaced by new larger and more densely developed two-story residences that could potentially be larger than neighboring structures. However, this area of Isla Vista is currently developed with a range of housing types, styles and densities. Therefore, the proposed project will not create additional aesthetic conflicts or a significant change to the visual character of the area. The proposed project does not change the zoning in the single family area in western Isla Vista.

This increase in intensity of residential development in terms of mass and bulk would have a less than significant visual impact.

Mitigation Measure AES-1.1: Where sufficient nexus exists, new private residential development or redevelopment that increases the intensity of development in terms of mass, bulk and scale shall dedicate sufficient right of way to provide for the installation of street trees along the street frontage. Placing trees at the street frontage will reduce the visual impacts of increased development.

Residual Impact: The IVMP’s residual impact on aesthetics and visual resources is less than significant (Class III).

Impact AES-2: Implementation of the proposed project, including the installation of street trees, will improve the quality and character of residential buildings in Isla Vista.



Most residences in Isla Vista were commonly constructed with low-cost building materials that in many cases have deteriorated and have been repaired or are in need of repair. No single architectural theme exists throughout the project area. Typical lots are small and often narrow, resulting in non-uniform building, parking, setback, and landscaping patterns.

The IVMP, Community-Wide Form-Based Regulating Code, and Downtown Design Guidelines will provide a uniform architectural theme intertwined with characteristics of good design. These characteristics include: comfortable street frontage (porches, front yards), shared common spaces, rear parking which is screened from view, and sustainable, draught tolerant landscaping.

These new housing types are not only aesthetically pleasing, but offer residents a higher quality of life by including courtyards, porches, balconies, and landscaping. Development on specific Affordable Housing sites, specifically sites 3 and 9, will result in the elimination of visual clutter and an improvement to visual resources.

Implementation of the new housing types specified in the IVMP provides a beneficial impact on visual resources (Class IV).

Impact AES-3: Project development, including new parking lot lighting, streetlights, structural exterior illumination, and window treatments would introduce new sources of light and glare that could substantially degrade existing nighttime visual conditions.

Proposed new development throughout the project area, including in the Downtown and Estero Park areas, would introduce new light and glare sources into the surrounding environment. New street lighting is proposed for major thoroughfares throughout the project area, including along Pardall Road and the Embarcadero Loop, and exterior safety lighting would be provided on all new structures, including the Community Center. These types of lighting could diminish the quality of the night sky and alter nighttime lighting characteristics.

The Downtown Design Guidelines include design principles for new project area lighting to ensure consistency with GCP policies and development standards, including VIS-GV-6 and VIS-GV-6.1, identified above. The guidelines recommend that street lighting be traditional in style, pedestrian-oriented, and designed to minimize light pollution to the greatest extent feasible. In addition, the guidelines suggest that lighting fixtures be finished to withstand the effects of Isla Vista’s coastal environment. In all surrounding residential neighborhoods, VIS-GV-6 and VIS-GV-6.1 apply to reduce fugitive light and glare. Therefore, as project lighting components would be designed to reduce external glare, development under the Master Plan would have an adverse, but less than significant impact (Class III) due to spillover light and glare.

Impact AES-4: The proposed project would potentially result in improper disposal of refuse or waste construction materials during construction that could be objectionable or inconsistent with the character of the project site.

During grading and construction of project structures, potentially improper disposal of refuse or waste construction materials would adversely affect the aesthetic qualities of the development sites and possibly surrounding properties, if materials were to be blown offsite. Short-term construction impacts on visual resources would be potentially significant.



Mitigation Measure AES-4.1: To prevent construction and/or employee trash from blowing offsite, covered receptacles shall be provided onsite prior to commencement of grading or construction activities. Each individual applicant or their designee shall retain a clean-up crew to ensure that trash and all excess construction debris is collected daily and placed in provided receptacles throughout construction.

Residual Impact: Measure AES-4.1 identifying construction clean-up procedures would reduce potential litter dispersal impacts to less than significant levels (Class II).

Impact AES-5: Proposed bluff top active recreational improvements within the Del Playa Open Space and Del Playa Courts would result in additional beneficial views of Pacific Ocean visual resources.

Increased active recreational opportunities proposed at the Del Playa Open Space and Del Playa Courts, along with improvements to existing public trails along the southside of the roadway, would increase public opportunities for exposure to important Pacific Ocean scenic views. Improved facilities from which to experience these important visual resources would be a beneficial impact on aesthetics and visual resources (Class IV).

Cumulative Impacts

The pending and approved projects identified in Chapter 3, will result in cumulative impacts to aesthetic and visual resources. Together, these cumulative projects will ultimately generate 3,351,485 sf of commercial and industrial development and 3,313 new residential units throughout the unincorporated and incorporated Goleta Valley, UCSB and Isla Vista area. This will result in a cumulatively significant amount of reduced view corridors.

Under build-out of the GCP, high-density residential and industrial developments would dominate the scenic corridors of Hollister Avenue, Los Carneros Road, and Storke Road in western Goleta. Proposed development of the UCSB San Clemente housing project north of the project area would result in aesthetic impacts along the IVMP boundary by obstructing Santa Ynez Mountain and eucalyptus windrow views on the north of the UCSB playing fields as experienced from El Colegio Road and the adjacent bike path. Other development along the project area’s eastern boundary, including a new UCSB parking garage and possible classrooms and meeting space, would not result in obstruction of important visual resource view corridors, but would also contribute to potential incompatibilities with existing structures and massing and night lighting. The combination of this development and development proposed under the IVMP has the ability to substantially reduce view corridors.

The IVMP will contribute a significant amount of this cumulative growth to the area (1,447 housing units and 51,485 sf of commercial development). As a result, the project’s cumulative impacts to aesthetic and visual resources are significant and unavoidable (Class I).

Documents

3.2 AESTHETICS/VISUAL RESOURCES