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25. Visual <br /> <br />26. <br /> <br />Issue] <br /> <br />The project would block scenic views to the west (Pleasanton Ridge) from <br />1-680 and Bemal Avenue and replace aesthetic agricultural fields with urban <br />development. <br /> <br />Proposed <br /> <br />Project: Designs berms at height to preserve key ridge views; uses landscaped <br />berms in lieu of soundwalls (except along SB 1-680 on-ramp at Bernal; locates <br />golf course/parks along Bemal to preserve distant views and ensure aesthetic <br />foreviews; and requires landscaping edge around neo-traditional Village <br />Center and in front of soundwall. <br /> <br />Alternatives: <br /> <br />Lower berms to allow near-views into full width of golf course holes. <br />Replace soundwall with berm. <br />Reduce height of Village Center buildings to one- or two-stories. <br /> <br />Discussion: <br /> <br />Views into the golf course were at one time a desired element, but they <br />would also create a noisier golf course and residential area. Although <br />other sound attenuation options were analyzed, they all have drawbacks <br />functionally or are incompatible with San Francisco's intended aim to add <br />residential value by locating houses along the course. The elements of the <br />initial approvals retain the key distant views but replace near views with <br />attractive landscaped edges (berm, along wall and Village Center) in most <br />places. Near views along most of Bernal Avenue (parks, golf course) <br />should be as attractive as the present agricultural field. <br /> <br />Principles of Agreement: Although not specifically addressed, the land plan and noise <br /> mitigation concepts upon which the Principles were based was an integral <br /> part of the Principles. <br /> <br />Staff Recommendation: Staff believes the trade-offs incorporated into the initial <br /> approvals best balance aesthetic and other site planning goals/constraints. <br /> <br />Subsequent Approvals <br /> <br />Issue: Normal City review processes should be used in subsequent approvals. <br /> <br />Proposed Project: Creates a non-referendable "residential development permit" process <br /> in lieu of normal City PUD development plan process. Limits changes in <br /> reviewing bodies (e.g., structure of Zoning Administrator for Design Review <br /> Board, Planning Commission, City Council). <br /> <br />Substantive Issues/Alternatives Page 28 June 9, 1999 <br /> <br /> <br />