09 ATTACHMENT 2 - Laserfiche WebLink

• Brian•Swift July 23, 2004 •Page 5 ~ • ~ Technical Studies ~ Technical inquiries, and the firms responsible, would be as follows: ^ ]and use: Mundie & Associates ^ biology: Wetlands Research Associates ^ noise: Illingworth & Rodkin • geology and soils (and any drainage considerations): BASELINE Environmental Consulting ^ cultural resources: William Self & Associates ^ visual resources: Environmental Vision The most substantial technical effort is expected to be~ the visual impact analysis. We propose to document existing conditions with photography and prepare visual simulations that would address both the Bypass Road and the residential development proposed for the Spotorno Flat. The visual effort is mandatory in view of the fact that (1) the Specific Plan previously took great care to conceal the Bypass Road, which under the proposed revised site plan will become much more prominent, and (2) the Specific Plan development standards and design guidelines for Greater Happy Valley (PUD- Semi-Rural Density Residential District) cal]- for view corridors as follows: The siting and height of structures and landscaping located on Lots 98 [includes Spotorno Flat], 99, and 100 shall be established based upon providing maximum view potential of the Golf Course from the vicinity of southern Alisal Street. This may require a reduction in the minimum building setbacks .. In addition, larger lots concentrated near Alisal Street shall ...provide maximum view potential of the Golf Course from the vicinity of southern Alisal street. Smaller lots of not less than one acre in size shall be encouraged at the eastern end of the PUD-SRDR portion of Lot 98 in order to compensate for the larger lots near Alisal Street and the open space corridor. Revision of the Specific Plan would be needed to accommodate Greenbriar's proposed density in excess of one unit per acre, but such revision would best be supported by thorough consideration of its visual consequences. The visual analysis is currently expected to require no fewer than five simu- lations (the budget proposed below assumes that number); field analysis may result in a decision to increase that number. To maximize efliciency and speed, the visual resources consultant has asked that the following background items be provided, preferably in both digital and hardcopy format: ^ existing site topography with property lines; ^ proposed grading for project site (i.e., both the Spotorno Flat Area and the Bypass Road alignment); • proposed site plan showing lot layout, roads, etc. ^ aerial photograph of site and surrounding area; Proposal Supplement to EIR, Happy Volley Specific Plon Page S