3.1.3-1 INTRODUCTION
This section of the EIR addresses the visual quality and community character of the Township and its environs. The discussion evaluates the potential visual impacts associated with Township buildout as envisioned in the Specific Plan.
It should be noted that there are few objective or quantitative standards for accurately determining the aesthetic or visual quality of the environment because individuals respond differently to changes in their surroundings. Accordingly, judgments as to the significance of a particular effect may be expected to differ among viewers.
3.1.3-2 SETTING
The visual character of the regional landscape in which the Township is situated is characterized by landform, vegetative cover, water features and disturbance due to the installation of roads and development. Rugged terrain and extensive coniferous forests are the predominant visual features of the region. This landscape character continues for a considerable distance from the Township in all directions, eventually giving way to the Pacific Coast, 24 miles directly to the west.
Lake Emily and Lake Ada Rose, which supply water to Township residents, are two principal water features adding variety in visual conditions to the landscape (see Figures 3.1.3-1 and 3.1.3-2, Brooktrails Township Area Photographs). At the current time, due to sparse development, the dominant character of the Brooktrails area and its surroundings today is rural to semirural.
Extensive clearing within the Township is not evident because only about 33 percent of the Township is built out, assuming a maximum potential of approximately 4,000 dwelling units as envisioned in the Specific Plan. Some clearing has occurred to accommodate the 26-acre Brooktrails nine-hole golf course; however, the golf course retains a park-like setting because of the redwood trees that predominate throughout.
Figure 3.1.3-1
Brooktrails Township Area Photographs Figure 3.1.3-2
Brooktrails Township Area Photographs Comprising about 5,000 acres of surface land area, the Township (Specific Plan area), is bounded by a jurisdictional line of varying configuration. Although the Township may be limited by boundaries, the Township's apparent area, particularly towards the west, is visually increased because of the redwood and mixed evergreen forests, open meadows/marshland areas, lakes and curving roadways extending into the distance visible from ridgetops.
The northwest portion of the Specific Plan area contains some of the highest elevations (over 2,000 feet) and longest ridgelines, creating strong focal points. Because of the steep slopes, vision is directed upward to hilltops from many locations within and outside of the Township. Ridgelines and hilltops viewed against the sky and cloud formations, elements of continual change, then become part of the setting. More intimate views are available in meadow and valley areas in the northeastern portion of the Township that focus toward a unique feature, for example a marshland, isolated stands of trees, or geologic outcroppings.
3.1.3-3 IMPACTS AND MITIGATION MEASURES
Introduction
Visual conditions within the Specific Plan area today are the result of existing and natural conditions, and development within the existing setting. This includes activities of prior forest harvesting and the current generation of forest regrowth to be found within the Township. The future appearance (and thus visual quality and community character), of the Specific Plan area will be the result of existing conditions plus future development under the 4,000 unit buildout scenario.
Brooktrails Township Specific Plan Policies
Plan goals specifically related to visual quality and community character in the Plan area appear in the Environmental Resources Chapter of the Plan as VISUAL QUALITY GOAL ER-6.2. The Policies for implementing the Goal are central to the issue of visual quality and community character and are reiterated here to allow the reader easy reference to the actual language in the Plan.
VISUAL QUALITY GOAL ER-6.2: Preserve and enhance the natural and semi-rural character of Brooktrails Township to the extent feasible through appropriate zoning ordinances and design standards for all housing, commercial, and other uses.
POLICY ER-6.2A: Ensure desirable community appearances are achieved through the provision
of updated community design standards and criteria.
POLICY ER-6.2B: Ensure adequate landscaping of all new commercial development to enhance the scenic qualities of the Township.
POLICY ER-6.2C: Establish design standards for private parcels which encourage developing sites in a manner that considers existing visual resources.
POLICY ER-6.2E: Ensure that new development and new road linkages are in keeping with the natural terrain.
Standards of Significance
Visual quality is the perceived aesthetic value of an area based on a combination of inherent natural features and physical modifications over time. The analysis of scenic quality considers natural elements which establish the character of the scene: these include landforms, existing vegetation, water, color and light among other considerations. In addition, alteration or disturbance of the natural scene over time is considered.
The standards for determining the significance of visual impacts from development include the following:
1) Visual impact at full buildout would be measured by the amount of visual change affecting the Specific Plan area's aesthetic value.
2) Visual impact would include the compatibility of visual change of the Specific Plan area as compared to the surrounding environment.
3) Visual impacts of the developed Specific Plan area would be derived from project site grading, vegetation removal, the physical layout of residences with respect to each other, building bulk and height, the density of building placement, lot landscaping, parking areas and other features of development.
Viewpoint distance and altitude (viewpoint location), would also influence visual impact perception. It is expected that the elements of building configuration, building size, architectural style, open space and landscaping details would have the greatest influence from close-in viewpoints. As one moves away from an area or the field of view becomes less framed and more expansive, specific development details would become less important in defining visual impact features within the field of view.
Buildout Potential and Visual Effects
At buildout, and as envisioned in the Brooktrails Township Specific Plan, the Specific Plan area would contain 3,815 residential units (4,000 SFRs) housing a population of 9,919 individuals. There would also be expected an increase in commercial space within the Township to serve the local residents, although the rate and amount of commercial construction cannot be predicted at this time; properties zoned for commercial use would be so utilized consistent with the provisions of the Specific Plan. There would also be three additional fire stations, a new dam impounding 1,600 acre-feet of water and two new access roads into the community (the dam and access roads would be covered under separate environmental review as explained previously).
This compares to an existing count of about 1,280 dwellings (see Table 3.1.1-1, Breakdown of Brooktrails Township Land Area by Zoning District), housing a population of approximately 3,600 individuals and two fire stations with community center. Under either scenario, there would be 2,817 acres of Public Facilities open space greenbelt land. Thus, as indicated previously, the Township can essentially be considered as 33 percent built out at this time from a residential standpoint, the primary land use within the Township (excluding Public Facility open space).
Buildout of the Specific Plan area would have three visual effects. First, additional development within the Township would increase urbanization because of development on lots that are currently not developed, and in most cases forested. Second, additional residential construction within the Township would increase the level of urbanization because of increased development intensity. Third, additional development within the Township would introduce urban land uses to what is predominantly viewed as an area semi-rural to rural in character at the current time. In addition, signalization of some intersections would add to the suburban character of the Township. Overall, Specific Plan buildout would extend suburban (residential) development throughout the Township, increasing the geographic distribution of intensified land uses.
This form of development would be consistent with the Specific Plan goals and policies regarding growth and development. Because the Brooktrails Township area is hilly and much of the area is forested, residential construction would be expected to entail hillside grading, the alteration of hilly terrain, tree removal or other alteration of site features that could constitute visual impact. At buildout, the change in visual conditions to occur is difficult to predict because it cannot specifically be determined which lots would be improved, what style of architecture would be provided on each lot, or the amount of grading or tree removal that would be required on each lot to allow construction. It would be the cumulative total of these conditions that would determine degree of visual change and degree of visual impact.
Impact 3.1.3-1
Collectively, buildout of the Specific Plan area would convert land parcels that currently appear semi-rural to rural in character to a suburban condition. This development would constitute a potentially significant change in visual conditions within Brooktrails Township. (PS).
Buildout of the Specific Plan area would extend residential development throughout the geographic area of the Township. There would be an approximate 66 percent increase in development density and intensity throughout the Township. It would be expected that most structures to be constructed within the Specific Plan area would be one to two stories in height, consistent with other existing residences within the Specific Plan area. However, with increased densities and development of currently undeveloped parcels, views of developed lots from adjacent roadways and lots would predominate. The sense of open space that currently exists in many portions of the Specific Plan area would be lost. Vistas would increasingly be relegated to street corridors between developed parcels in more densely developed locations. However, subdivision growth within the Township would tend to protect the scenic qualities of outlying rural areas where residential construction could otherwise occur.
The appearance of construction equipment, excavations and materials stockpiling at individual construction sites would be short-term in duration and localized, lasting during the actual period of construction. The number of trees that would need to be removed coincidental with construction on any given lot cannot be determined at this time in the absence of development details. Because existing trees visually frame and enclose existing roadways, mitigate views to some properties and structures that are unused and provide vertical emphasis within the landscape, their removal would reinforce the sense of a suburban community, detracting from the forest environment.
Individual lot landscaping to be provided with new residential and commercial development would visually screen and reduce and the amount of perceived development in the Specific Plan area, and provide visual amenities enhancing localized views. It is important to note that while the Specific Plan provides for development within the Township, the overall change in visual conditions affecting the existing setting at 4,000 residential units would remain less significant than if buildout to over 6,000 residential units were envisioned in the Specific Plan. While the impact would not occur at one time, visual change would occur over a period of years and be gradual.
Because of topography and forestation, development at Brooktrails would not be seen from well travelled area highways such as State Route 20 and U.S. 101, and infill development or redevelopment would be important to determining visual quality and sense community character to be gained primarily within the Township proper itself. In terms of land use, new residential development would be consistent with existing residential development.
Mitigation Measure 3.1.3-1
The planning and design of projects slated for construction within the Township should conform to the goals and policies for Community Design as contained within the Community Design chapter of the Brooktrails Township Specific Plan. Conformance review would occur with each development proposal and decisions under the provisions of the Community Design chapter of the Specific Plan, inclusive of the Design Guidelines and Site Development Standards. Conformance review would occur during the Township's design review process consisting of the Architectural Review Commission and District Architect, prior to the issuance of grading and construction permits by the County of Mendocino. (PS).
Mitigation Measure 3.1.3-1 will be important to ensuring community planning that meets the goals and policies of the Specific Plan. However, the visual impact as described above would still remain potentially significant because of the extent of visual change. From a planning and design perspective, the Community Design Chapter of the Specific Plan is intended to initiate the Township design review process as a means to achieve specific goals with respect to maintaining visual quality and community character for development within the Specific Plan area.
Special issues related to site development and design are included in the Chapter, among other considerations. With adoption of the Specific Plan by the Mendocino County Board of Supervisors, there would be in place a series of requirements and standards that would directly influence the visual nature and community character of future residential and commercial development in the Township. The Specific Plan Community Design chapter includes consideration of building height and scale, design appearance, street setbacks, landscaping, grading, erosion control, tree retention, preservation of visual amenities, lighting and other planning, design and construction features.
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