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12/17/2007 building permits. As the Precise Plan formulation and approval process proceeds, the details of the Development Standards and Urban Design Guidelines may be refined and revised. The incorporation of such performance standards and guidelines into the project approval process, and the City's commitment to the Precise Plan process and community workshops, provide substantial evidence pursuant to CEQA and associated case law that this Mitigation Alternative 5-1-2 will reduce the potential visual impacts of the current Peninsula Park project to a less- than-significant level. B. Views. Vistas and Overall Visual Character of the Surroundina Area Potential Impact 5-2: Current development and vegetation form a base visual plane that is approximately 50 feet in height and merges with the horizon as seen from surrounding areas. Proposed project buildings would extend significantly above this plane, impacting the visual quality of the Bayfront Area. The proposed project would include ten residential multi-story buildings ranging from 100 to 120 feet in height, with all other project buildings (including 86 residential buildings plus the commercial and hotel buildings) at or below 75 feet in height. The proposed residential multi-story buildings would extend approximately 50 to 70 feet above the 50-foot base plane. The mid-rise elements of the project (at 75 feet, including 28 residential buildings and the hotel complex) would extend approximately 25 feet above the plane. A portion of sky and distant views would be blocked, shifting the focus of views towards the project development. As a result, the proposed project would have a substantial adverse effect on surrounding and distant (Redwood City hillside) views, scenic vistas, and view corridors. The project would noticeably alter the existing visual character of the surrounding area, which is currently characterized by views of a generally uniform, expansive urban and bay landscape. The project would diminish the perceived quality of views from surrounding vantage points, including adjacent residential, commercial, and recreational areas, Highway 101, the Whipple Avenue and Maple Street overpasses, and the western hills. As a result, the project would have a significant visual impact on the character of the surrounding area. Mitigation 5-2: Implement one of the following two alternative mitigations: 1. Mitigation Alternative 5-2-1: Reduce project building heights to 75 feet or less to merge with the visual base plane of the project site. At this height, buildings would be consistent with current City policy and would not obstruct existing views of the sky and surrounding hills to a substantially greater degree than existing buildings and vegetation. The buildings may also be more effectively screened by perimeter trees, blending the project more sensitively into the natural Bayfront surroundings. (A similar condition currently exists along the Redwood Creek frontage of Seaport Center.) The angle of enclosure created by new buildings generally should not exceed the angle created by existing trees and buildings which line Redwood Creek and Steinberger Slough. Implementation of these measures would reduce this impact (Visual Impacts on Views and Vistas and on the Character of the Surrounding Area) to a less-than-significant level. 2. Mitigation Alternative 5-2-2: Implement Mitigation Alternative 5-1-2 (adoption of a Precise Plan). Implementation of this measure would reduce the degree of project impacts on views and vistas and on the character of the surrounding area to a less-than- significant level. Alty/Reso/Reso.1772 121707 5 14829 Muff# 613