Loading...
HomeMy Public PortalAbout4-1_Aesthetics.pdf4.1 AESTHETICS 4.1-1 This section describes the visual resources on the project site and in the sur- rounding area, and evaluates the effects the proposed project would have on these resources, including effects on visual character, scenic views and vistas, scenic resources, and light and glare. A. Regulatory Framework This section summarizes key regulations and programs applicable to aesthet- ics on the project site. 1. Federal Regulations There are no federal regulations pertaining to aesthetics that apply to this project. 2. State Laws and Regulations a. California Scenic Highway Program The California Scenic Highway Program, maintained by the California Department of Transportation (Caltrans), protects scenic State highway corridors from changes which would diminish the aesthetic value of lands adjacent to the highways. State laws governing the Scenic Highway Program are found in the Streets and Highways Code, Section 260 et seq. 3. Local Regulations and Policies a. Town of Truckee General Plan The Town of Truckee 2025 General Plan includes several goals and policies that relate to aesthetics. Table 4.1-1 lists these goals and policies. b. Town of Truckee Development Code The Town of Truckee Development Code, adopted February 10, 2010, im- plements the goals and policies of the General Plan, regulating the form and character of development in the Town. The Development Code is part of the Town’s Municipal Code, and includes the Zoning Ordinance and Subdivision Code. The Town of Truckee Development Code includes a number of TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-2 TABLE 4.1-1 TRUCKEE GENERAL PLAN POLICIES PERTAINING TO AESTHETICS AND VISUAL RESOURCES Policy or Goal No. Goals and Policies Goal LU-9 Support development patterns in the Planning Area that do not nega- tively impact the Town of Truckee, and that enhance the quality of life for residents of Truckee and the wider region. LU-P9.7 Oppose development within the Planning Area that significantly impacts the Town’s natural ecosystems and viewsheds. Goal CC-1 Preserve open space in Truckee that contributes to the town’s scenic mountain community character. CC-P1.1 Utilize the mechanisms and strategies identified in the Conserva- tion and Open Space Element of the General Plan as a tool to actively protect open space in Truckee, including that containing or contributing to the town’s scenic mountain qualities. CC-P1.2 Ensure that all new development, occurring at all scales and densi- ties, maximizes the provision of all types of open space, including scenic open space that contributes to and enhances the town’s community character. CC-P1.3 Cluster new development so as to preserve the maximum amount of desired types of open space, as identified in the Conservation and Open Space Element. CC-P1.4 Create a connected network of open spaces in Truckee that is accessible to the community for outdoor recreation and other use and enjoyment, as a key aspect of local community character. Goal CC-2 Preserve the natural beauty of Truckee, including the Town’s scenic resources, views and vistas, and the visual quality of the town’s steep slopes, ridge and bluff lines and hillsides. CC-P2.1 Protect views of hillsides, prominent slope exposures, and ridge and bluff lines through a clustering requirement for residential development that concentrates development on the most level and least visible portions of hillside sites. CC-P2.3 Prohibit intensive and visually obtrusive development on promi- nent hillsides, ridges, bluffs, and steep slope areas in Truckee. CC-P2.4 Ensure that new development in Truckee’s lowland areas, includ- ing its forested areas and meadowlands, and the Truckee River Valley, contributes to and enhances the scenic quality and visual harmony of the built environment that comprises the Truckee townscape. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS TABLE 4.1-1 TRUCKEE GENERAL PLAN POLICIES PERTAINING TO AESTHETICS AND VISUAL RESOURCES (CONTINUED) 4.1-3 Policy or Goal No. Goals and Policies CC-P2.5 Preserve the scenic qualities of the Truckee River and other natu- ral waterways through setback standards, as identified in the Con- servation and Open Space Element, and by ensuring that new development respects and enhances the aesthetic qualities and nat- ural environment of these river corridors and waterways. CC-P2.7 Require electric, telecommunications and cable television facilities serving new development to be installed underground wherever possible. Where undergrounding is impractical, above ground antennae and telephone and high voltage transmission lines shall be located out of significant scenic vistas. CC-P2.10 Encourage the preservation of trees and native vegetation, includ- ing specimen trees, in development projects. Goal CC-4 Protect views of the night sky and minimize the effects of light pollution. CC-P4.2 Require light fixtures to be designed and sited so as to minimize light pollution, glare, and light trespass into adjoining properties. Goal CC-5 Goal CC-5: Maintain the town’s unique community character, in- cluding a high standard of town design in all development in Truckee. CC-P5.1 Ensure that planning and development decisions are oriented to- wards the maintenance of Truckee’s unique character, reflecting the following considerations: ¤ Identification of specific types of centers, residential neighbor- hoods, employment districts, corridors and gateways. ¤ Respect for the quality, character, and context of existing de- velopment within these different areas of the town. ¤ Ensuring that new development enhances the desired character of each of these areas. ¤ Discouraging new architecture that directly mimics or is deriv- ative of the buildings of the historic downtown. ¤ Encouraging the retrofit or rehabilitation of existing buildings to more closely comply with Town policies, standards, and guidelines for high quality architecture and design. ¤ Consideration of the relationship of the built environment to the qualities and context of the landscape and natural environ- ment in which it is situated. CC-P5.2 Require all new development to incorporate high quality site de- sign, architecture, and planning so as to enhance the overall quali- ty of the built environment in Truckee and create a visually inter- esting and aesthetically pleasing town environment. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS TABLE 4.1-1 TRUCKEE GENERAL PLAN POLICIES PERTAINING TO AESTHETICS AND VISUAL RESOURCES (CONTINUED) 4.1-4 Policy or Goal No. Goals and Policies CC-P5.6 Regulate the size, quantity, location, and design of signs to main- tain and enhance the visual appearance of the town. CC-P5.8 For all new development in Truckee, consider how the integration of trees and native landscaping can contribute to the overall quali- ty of development-specific design and the town’s unique character. CC-P5.9 Examine and pursue opportunities for planting trees and native landscaping in public spaces to help enhance and preserve the Town’s unique character. Goal CC-12 Enhance the character of Truckee’s rural residential neighbor- hoods. CC-P12.1 Preserve the open space and natural features that contribute to the character of rural residential neighborhoods through the clustered development requirement and other strategies described in the Open Space and Conservation Element. CC-P12.2 Require new rural residential development projects to incorporate materials, color schemes and architectural styles that allow it to blend into the landscape and rural and mountain environment and be less visible from adjacent roadways. The use of rustic and natu- ral material such as stone and wood, and color palettes that reflect the natural environment should be encouraged. CC-P12.3 Create “soft” or feathered edges to rural residential neighborhoods that transition into adjacent undeveloped open space areas. Soft edges provide a gradual spatial shift from the built to the natural environment at the urban fringe (e.g. a home with formal land- scaping close to the residence that shifts to a more "natural land- scape" and ultimately to undeveloped areas beyond) rather than the "hard edge" or more abrupt transition created by buildings edges or walls. CC-P12.5 Retain an expansive open space and mountain landscape quality as the dominant feature of Truckee’s rural residential neighbor- hoods. Goal CIR-6 Minimize potentially adverse impacts of transportation infrastructure and parking facilities on Truckee’s community character and im- portant environmental and cultural resources. CIR-P6.1 Locate, construct, and maintain new roads and roadway im- provements so as to prevent adverse impacts to water quality and significant biological, scenic, and historic resources. Goal COS-1 Preserve existing open space in Truckee, and increase the amount of desired types of open space under permanent protection. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS TABLE 4.1-1 TRUCKEE GENERAL PLAN POLICIES PERTAINING TO AESTHETICS AND VISUAL RESOURCES (CONTINUED) 4.1-5 Policy or Goal No. Goals and Policies COS-P1.1 Acquire and preserve open space lands in Truckee, and purchase development rights for the purpose of open space preservation, with priority given to the following open space types: ¤ Regional parks. ¤ Neighborhood parks. ¤ Pristine open space and large blocks of undeveloped open space. ¤ Open space corridors that provide connections between differ- ent open space areas. ¤ Lands with a high level of scenic value. COS-P1.5 Adhere to the following criteria for open space preserved through direct actions of the Town, through open space and clustered de- velopment requirements and incentives, and through the devel- opment review process: ¤ Provide the maximum possible degree of community benefit, as expressed through the Vision for Truckee and the guiding principles, goals and policies of the General Plan. ¤ Preserve open space that, to the greatest possible extent, occurs in large blocks and is contiguous and connected. ¤ Provide the greatest possible level of public access while re- specting private property rights, sensitive habitat values, and safety concerns. ¤ Provide maximum benefit in terms of habitat preservation. ¤ Enhance the overall character of Truckee as a scenic, mountain community. Goal COS-7 Protect and conserve managed resource open space for its productive resource values, including timber harvesting and grazing uses, and for its recreational, scenic, and biological values. COS-P7.1 Work closely with the Forest Service and private property owners to ensure that forest or rangeland areas are preserved, to the extent feasible, for continued managed resource, recreation, scenic or biological resource open space uses. COS-P7.4 Coordinate with the California Department of Forestry in the review of all timber harvesting and conversion plans relative to potential impacts on visual, biological, and recreational resources. Source: Town of Truckee 2025 General Plan. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-6 development requirements related to aesthetics. Key among them are the following chapters and sections related to the Town’s aesthetic and visual resources. Chapter 18.24 of the Development Code (Truckee Municipal Code, Title 18) contains design guidelines for attaining high quality develop- ment that is sensitive to the Town’s unique character. However, these guide- lines are not applicable to subdivisions or single-family development and therefore would not be applicable to the proposed project. Chapter 18.30, General Property Development and Use Standards, of the Municipal Code contains development standards that are applicable to all new or modified structures and uses, which must comply with the provisions of the chapter prior to construction and operation. i. Exterior Lighting Standards Section 18.30.060 of the Development Code sets forth exterior lighting stand- ards. Under this section, exterior lighting shall be: ¤ Architecturally integrated with the character of the structure(s). ¤ Directed downward and away from adjoining properties and public rights-of-way. ¤ Energy-efficient, and fully shielded or recessed so that direct glare and re- flections are confined, to the maximum extent feasible, within the boundaries of the subject parcel. ¤ Completely turned off or significantly dimmed at the close of business hours when the exterior lighting is not essential for security and safety, and when located on parcels within nonresidential zoning districts. In addition, under the exterior lighting standards: ¤ Permanently installed lighting shall not blink, flash, or be of unusually high intensity or brightness. Lighting fixtures shall be appropriate in height, intensity, and scale to the use they are serving. ¤ Security lighting shall be provided at all entrances/exits, except in the RR and RS zoning districts. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-7 ¤ Outdoor lighting fixtures shall be designed and installed so that no light rays will be emitted by the fixture at angles above a horizontal plane pass- ing through the lowest point of the fixture. ¤ Fixtures, poles, and foundations are subject to design criteria set forth in Section 18.30.060(E). ii. Hillside Development Standards Chapter 18.36 of the Development Code establishes regulations for develop- ment within hillside areas. Some of these regulations are to: ¤ Preserve and protect the views to and from hillside areas in order to maintain the identity, image, and environmental quality of the Town. ¤ Ensure that development in the hillside areas is concentrated on the most level portions of the site and is designed to fit the existing land forms. ¤ Preserve significant features of the natural topography, including swales, canyons, knolls, ridgelines, and rock outcrops. ¤ Correlate intensity of development with the steepness of terrain in order to minimize the impact of grading, unnecessary removal of vegetation, land instability, and fire hazards. iii. Subdivision Standards Chapter 18.94 of the Development Code contains design guidelines for resi- dential subdivisions. The primary objective of this chapter is to encourage well-designed residential neighborhoods. The guidelines apply to all tentative maps for residential projects, and these projects are subject to discretionary review by the Town to determine whether the intent of the guidelines has been attained. Section 18.94.030 contains guidelines for context and continuity, including guidelines related to the existing context and natural features, the develop- ment of “neighborhoods,” street connectivity, fence design, and gated neigh- borhood. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-8 Section 18.30.40 establishes site planning guidelines for the internal organiza- tion of subdivisions. The intent of this section is to ensure that the relation- ships between residential uses and to other on-site uses are attractive, and that a visual variety is created along on-site streets. Site planning guidelines call for the incorporation of natural amenities, grading that is sensitive to existing landforms and topography, preservation of mature trees, incorporation of snow storage, and roadways that prevent adverse impacts to water quality, biological scenic, and historic resources. iv. Sign Design Guidelines Chapters 18.54, Signs, and 18.56, Sign Design Guidelines, provide design guidelines to encourage signs that are not unnecessarily large or visually ob- trusive, and include high-quality graphic design and materials. B. Existing Conditions This section describes the project site and its surroundings in terms of existing visual character, scenic resources, scenic highways, and sources of light and glare. 1. Visual Character The project site is located at the eastern limit of the historic, mountain town of Truckee. Prominent visual features of the regional landscape are described below, along with the visual and aesthetic character of the project site. a. Regional Setting The Truckee/North Tahoe region has a visual landscape made up of rugged mountain peaks, flat lake surfaces, and thickly forested slopes. The Town of Truckee is located in the valley of the Truckee River, surrounded by the peaks of the Sierra Nevada and Carson Mountain Ranges. The distinct mountain ridgelines are high in scenic quality and visual interest, thickly for- ested at lower elevations, and often snow-capped at their peaks. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-9 The Truckee River is the principal river in the area, and many of its streams and tributaries contain water throughout the year. In contrast with the sur- rounding mountains, the topography of the valley is more moderate, extend- ing to the east and southeast of Truckee to form a landscape of open meadow, rolling terrain, and forested lowlands. Vegetation found within the town and its surrounding area includes Jeffrey Pine Forest and Great Basin Sage Scrub. Great Basin Sage Scrub is interspersed with and adjacent to Jeffrey Pine Forest and montane meadow areas. This plant community is dominated by shrubby vegetation such as bitterbrush, sagebrush, and rabbitbrush, with occasional trees interspersed throughout. Jeffrey Pine Forest is a tall, open forest domi- nated by Jeffrey pine, ponderosa pine, and lodgepole pine. Plant species know to occur or potentially occur in or associated with Jeffrey Pine Forest include Carson Range rock-cress and Mountain lady’s slipper. Plant species known to occur or potentially occur in or associated with rock outcrops or openings in Great Basin sage scrub and bitterbrush include Donner Pass buckwheat and starved daisy. Other plant species occurring in the town and its vicinity include Donner Pass buckwheat, Oregon fireweed, Plumas ivesia, and Tahoe yellow cress. b. Landscape, Topography, and Visual Features of the Project Site The project site, a forested area with meadows and wetlands, is approximately 1.6 miles east of Truckee's town center. Open views of the site are limited, as the rolling/sloped terrain is largely covered with Jeffrey Pine Forest. The site topography generally slopes gently downward to the northwest along two ridges. Slopes are generally one to ten percent but with some isolated areas exceeding 30 percent. Elevations on the site range from approximately 5,920 feet above mean sea level (MSL) in the northwest to 6,120 feet above MSL in the southeast. Juniper Creek, a tributary of the Truckee River, flows through the project site from east to west. In addition, the site supports both inter- mittent and ephemeral drainages, and seasonal wetlands. Dominant plant communities on the site include Jeffrey Pine Forest and Sagebrush Scrub. The project site is generally undeveloped. The site was logged some years ago and many, if not most, of the larger trees were removed. An approximately TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-10 7-acre area on the western edge of the project site was the location of a previ- ous fire. The site has two identified cultural resource sites and a well- developed network of unpaved roads and trails is distributed throughout the site. This network extends into adjacent lands on all sides of the project site. The project site is accessed by surrounding subdivision residents and experi- ences year-round unauthorized use. In the winter, the site is used by cross- country and backcountry skiers, snowshoers, and snowmobile users. In other seasons the project site is used by hikers, mountain bikers, equestrians, and off-road vehicle users. The only formal development on the project site is the Liberty Energy – California Pacific Electric Company’s overhead high-power transmission line and associated access road that spans the project site in a southwest-northeast orientation for approximately 2,300 feet. In addition, a well exists near the central portion of the project site on Assessor Parcel Number 49-020-20. The project site is primarily surrounded by developed single-family and rural residential properties comprising full-time residents. These include large acre- age properties located in unincorporated Nevada County outside the Town limit, but within the Sphere of Influence (SOI), to the north, east, and south— the Juniper Hills and Martis Peak residential subdivisions--and suburban sub- divisions within the Town limit to the west of the project site collectively referred to as “Glenshire” including the Glenshire, Devonshire, Cambridge Estates, Elkhorn Ridge, and The Meadows subdivisions. c. Scenic Resources & Vistas Truckee’s unique natural environment is a valued community asset and a de- fining feature of the Town. The Community Character Element of the Town of Truckee 2025 General Plan states that Truckee’s landscape can be conceptu- alized as a series of distinct terrain areas, defined both by topography and vegetation. They include the high mountain peaks and ridges of the Sierra Nevada and Carson Range that lie outside the Town limits but are visible from many places within Truckee; the forested uplands lying within and bor- dering the Town; meadowlands; and the valleys of the Truckee River and Martis Creek watersheds. Figure 4.1-1 shows both Truckee’s landscape and Way Martis Creek Lake Glensh i r e D r Alder Creek Rd Joerger Dr Pros s e r D a m R d Bro c k w a y R d Al d e r D r Ski Slope Way H i r s c h d a l e R d Silverfir Dr Theline Dr P a l i s a d e s D r N o r t h w o o dsBlvd Donner Pass Rd Donner PassRd Glen s h i r e D rive D o r c heste r Wa y §¨¦80 §¨¦80 §¨¦80 §¨¦80 267 267 89 89 Truckee Riv e r T r u c k e e R i v e r D o n n e r L a k e Prosser Lake Proposed Sphere of Influence County Boundary Interstate or Highway Railroad Truckee Town Limits Scenic Corridor* Scenic Vista Prominent Slope, Ridge Line, Bluff Line or Hillside Creek or Drainage BocaRes. * I-80 Scenic Corridor applies to north side of highway only in the Downtown area. NORTH FIGURE CC-1 TOWN OF TRUCKEE 2025 GENERAL PLAN SCENIC RESOURCES 00.51 mile Alder Hill Prosser Hill Boca Hill Airport Flat Schalle n b e r ge r R i d g e Juniper Flat MARTIS VALLEY Bald Mountain Donner Ridge Carpenter Valley Euer Valley Other Views Vie w s t o C a s t l e P e a k Views U p a n d D o w n Truck e e R i v e r Views toDonner Lake Views toDonner Lake View s t o D o n n e r P e a k , Mt Ju d a h a n d T i n k e r s K n o b Views to Mt. Rose Way Martis Creek Lake Glensh i r e D r Alder Creek Rd Joerger Dr Pros s e r D a m R d Bro c k w a y R d Al d e r D r Ski Slope Way Hi r s c h d a l e R d Silverfir Dr Theline Dr P a l i s a d e s D r N o r t h w o o dsBlvd Donner Pass Rd Donner PassRd Glen s h i r e D rive D o r c hester Wa y §¨¦80 §¨¦80 §¨¦80 §¨¦80 267 267 89 89 TruckeeRiv e r T r u c k e e R i v e r D o n n e r L a k e Prosser Lake Proposed Sphere of Influence County Boundary Interstate or Highway Railroad Truckee Town Limits Scenic Corridor* Scenic Vista Prominent Slope, Ridge Line, Bluff Line or Hillside Creek or Drainage BocaRes. * I-80 Scenic Corridor applies to north side of highway only in the Downtown area. NORTH FIGURE CC-1 TOWN OF TRUCKEE 2025 GENERAL PLAN SCENIC RESOURCES 00.51 mile Alder Hill Prosser Hill Boca Hill Airport Flat S ch alle n b e r ger R i d g e Juniper Flat MARTIS VALLEY Bald Mountain D o nner Ridg e Carpenter Valley Eue r V a lley Other Views Vie w s t o C a s t l e P e a k Views U p a n d D o w n Truck e e R i v e r Views toDonner Lake Views toDonner Lake View s t o D o n n e r P e a k , Mt Ju d a h a n d T i n k e r s K n o b Views to Mt. Rose SCENIC RESOURCES IN TRUCKEE AREA FIGURE 4.1-1 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 10 2 MilesNORTH Project Site TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-12 topography and the location of significant scenic resources, including scenic vistas and open space areas, prominent slope exposures, ridge and bluff lines, and designated scenic corridors. As shown on Figure 4.1-1, there are no Gen- eral Plan-designated scenic corridors, scenic vistas, prominent slopes, ridge lines, bluff lines, or hillsides on the project site. General Plan-designated sce- nic vistas and prominent slopes, ridge lines, and bluff lines are visible to the north and west of the site from vantage points within the project site’s Open Space designation. d. Scenic Corridors & Highways Recognizing the scenic value of the landscape along the major highways in and around Truckee, as well as the need to protect against the encroachment of visually incompatible development and advertising signage that could im- pair the scenic quality within roadway viewsheds, the Town of Truckee 2025 General Plan designates segments of Interstate 80 and State Route 89 as Scenic Corridors. The California Scenic Highways Program does not identify any Officially Designated State or County Scenic Highways in the vicinity of the project site; however, two highway segments on Interstate 80 and State Route 89 are identified as Eligible State Scenic Highways.1 The project site is not visible from either of these segments. e. Existing Viewsheds Viewsheds refer to the visual qualities of a geographical area that are defined by the horizon, topography, and other natural features that give an area its visual boundary and context, or by development that has become a promi- nent visual component of the area. Public views are those which can be seen from vantage points that are publicly accessible, such as streets, freeways, parks, and vista points. These views are generally available to a greater num- ber of persons than are private views. Private views are those views that can be seen from vantage points located on private property. Private views are 1 California Department of Transportation, Scenic Highways Mapping Pro- gram, “Nevada County,” http://www.dot.ca.gov/hq/LandArch/scenic_highways/ index.htm, accessed on April 14, 2011. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-13 not necessarily considered to be impacted when interrupted by land uses on adjacent blocks. In the area surrounding the project site, the existing viewsheds are defined primarily by the creek and meadowlands and the forested areas within and surrounding the project site as well as the high mountain peaks and ridges of the Sierra Nevada and Carson Range that are visible from the site. Large trees and hills obstruct views from the site toward the north, east, and south; private homes in the Glenshire subdivision 0.5 miles to the west are generally not visible from the site. Additionally, there is limited visibility of the project site from Glenshire Drive, the main access road leading to the Glenshire neighborhood, and views are also obstructed from Martis Peak Road, which runs to the northeast of the site. Therefore, the following six viewpoints were identified due to the close proximity of the proposed project to the adjacent residential and recreational land uses and the direct views of the project site from these locations. These viewpoints are discussed in detail below and the locations of these viewpoints are depicted in Figure 4.1-2. These views are depicted as Views 1 through 6 in Figures 4.1-3 through 4.1-8. i. Viewpoint 1: Martis Peak Road As shown on Figure 4.1-3, this viewpoint is at the location of Martis Peak Road. View 1a represents the Martis Peak Road/Glenshire Road/Whitehorse Road intersection facing south where residents going to and from the Glen- shire area travel daily. Views 1b, 1c, and 1d represent views that only resi- dents of the project and of the Martis Peak Subdivision would see routinely. View 1b is taken just a few feet south of this intersection and shows a longer view of Martis Peak Road, which leads to the project’s main vehicular access point. These views look south directly onto Martis Peak Road. Views from this area include the trees that line Martis Peak Road to the east and the west and the steel-pipe reinforced wooden fence lined with boulders to the east of the road. View 1a shows a telephone pole on the east and corre- sponding wires adjacent to Glenshire Road in the foreground and View 1b TO WN OF TRU CKEECANYON SPRINGS ADMI NISTRA TIVE DRAFT EIRAESTHETICS EXISTIN G AN D SURROUNDIN G LAN D USES FIGUR E 3-4 Projec t Sit e Area Source: Google Earth, June 2011. Cambridge Estates Cambridge Estates The MeadowsThe Meadows DevonshireDevonshire I-80I-80I-80I-80 M a rt i s Pe a k R o ad M a rt i s Pe a k R o ad Glens h i r e D rive Glens h i r e D rive W h it eh o rs e Road W h it eh o rs e Road Tr u c k e e R ive r T r u c ke e R ive r Gl e n s h i r e D r i v e Gl e n s h i r e D r i v e Truckee River Truckee River .250 .5 MilesNORTH Edin burgh Drive Edin burgh Drive Hig h P o w e r T r a n s m i s s i o n L i n e Hig h P o w e r T r a n s m i s s i o n L i n e TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS VIEWPOINT LOCATION MAP FIGURE 4.1-2 Project Site Area Source: Google Earth, June 2011. .250 .5 MilesNORTH Viewpoint 1 Viewpoint 2 Viewpoint 3 Viewpoint 4 Viewpoint 5 Viewpoint 6 VIEWPOINT 1 MARTIS PEAK ROAD FIGURE 4.1-3 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS Viewpoint 1a Martis Peak Road facing south from intersection with Glenshire Road and Whitehorse Road. Viewpoint 1c Project site main entrance facing west. Viewpoint 1b Martis Peak Road facing south. Viewpoint 1d Gated entrance to Martis Peak Subdivision facing south. VIEWPOINT 2 OPEN SPACE FROM GLENSHIRE ROAD FIGURE 4.1-4 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS Viewpoint 2a. View from Glenshire Road facing southeast. Viewpoint 2c. Snow view near Glenshire Road facing northeast. Viewpoint 2b. Non-snow view from Glenshire Road facing east. Viewpoint 2d. Non-snow view near Glenshire Road facing northeast. VIEWPOINT 3 WINCHESTER COURT FIGURE 4.1-5 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS Viewpoint 3a. Non-snow view near Winchester Court facing southeast. Viewpoint 3c. Non-snow view near Winchester Court facing northeast. Viewpoint 3b. Snow view near Winchester Court facing southeast. Viewpoint 3d. Snow view near Winchester Court facing northeast. VIEWPOINT 4 EDINBURGH DRIVE FIGURE 4.1-6 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS Viewpoint 4a. Non-snow view facing east from Edinburgh Drive. Viewpoint 4c. Snow view facing north from Edinburgh Drive. Viewpoint 4b. Snow view facing east from Edinburgh Drive. Viewpoint 4d. Non-snow view facing north from Edinburgh Drive. VIEWPOINT 5 BELFORD PLACE FIGURE 4.1-7 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS Viewpoint 5a. View from Belford Place facing west. Viewpoint 5c. View of Belford Place facing west from proposed open space buffer. Viewpoint 5b. View between Edinburgh Drive and Belford Place facing east. Viewpoint 5d. View of Belford Place facing west from proposed development site. VIEWPOINT 6 OPEN SPACE FROM SOUTHEAST CORNER OF PROJECT SITE FIGURE 4.1-8 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS Viewpoint 6a. View facing north from open space area in southwest portion off project site. Viewpoint 6c. View facing northwest from open space area in southwest portion off project site. Viewpoint 6b. View facing south from open space area in southwest portion off project site. Viewpoint 6d. View facing north from open space area in southwest portion off project site. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-21 shows a no parking sign and no trespassing sign representing the entrance to the private residential development maintained by the Martis Peak Home- owners Association. View 1c shows the proposed main access point to the project site and View 1d shows the gated access point to the Martis Peak Res- idential Subdivision located in unincorporated Nevada County. The project’s proposed mailbox cluster would be located at the same location as the mail- boxes shown in View 1d. ii. Viewpoint 2: Open Space from Glenshire Drive The views shown on Viewpoint 2 were taken from the public turnout off of Glenshire Road. Views from this area were selected because this area is high- ly visible to those traveling on Glenshire Road and recreational users of the open space, and due to the residential homes adjacent to the open space. Views from these points are generally facing east towards the project site’s western boundary, which is approximately 1,500 feet in the distance. These views show the mountains outside the Town limits to the east. Views 2a and 2b show the meadow, creek, and trail in the foreground that link to the open space on the project site, the forest that represents the project’s west bounda- ry, and the mountains in the background. View 2a shows the relationship to the residential development to the west of the project site and north of the open space lands. View 2b shows the relationship of the residential develop- ment to the west of the project site and north of the open space lands. Views 2c and 2d show a similar view of this open space in both snow and non-snow conditions. iii. Viewpoint 3: Winchester Court As shown on Figure 4.1-5, the views from Views 3a and 3b were taken from the vacant lots at the end of Winchester Court facing east and southeast, and represent similar views in both snow and non-snow conditions. Views 3c and 3d were taken facing east and northeast and also represent snow and non- snow conditions. Views 3a and 3b show the trees and rolling topography that span an approximate 100- to 300-foot edge between the project’s western boundary and the vacant lots on Winchester Court and Brighton Court to the south. Views 3c and 3d show the meadowlands and creek to the east TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-22 through the trees at the end of Winchester Court. The project’s western boundary is approximately 500 to 800 feet in the distance and no develop- ment is proposed on the part of the project site that is visible from these views. Views 3c and 3d also show the mountains in the background. View- point 3 was selected to due to the residential homes in this area, which will have views towards the project site. iv. Viewpoint 4: Edinburgh Drive As shown on Figure 4.1-6, views from the end of Edinburgh Drive show the unauthorized trailhead that enters the project site, the dense forest, and the rolling topography of the project site in both snow and non-snow conditions. This viewpoint was selected due to the residential homes in this area, which will have views towards the project site. Views 4a and 4b are facing east and are representative of the limited views of the project site due to the trees on the project site. While the emergency access point is proposed at this loca- tion, no homes are proposed within approximately 300 feet of the project’s western border at this point. Views 4c and 4d are facing slightly northeast and show steep slopes and thick forest that lie between the homes at the end of Edinburgh Drive and the nearest proposed home on the project site, which would be approximately 300 feet away. v. Viewpoint 5: Belford Place Figure 4.1-7 represents four views take from and towards Belford Place. This viewpoint was selected due to the residential homes in this area, which will have views towards the project site. View 5a is taken from Belford Place and shows the dense forest that lies between the homes on Belford Place and the project’s western border. No development is proposed in this approximate 200 foot area. Views 5b, 5c, and 5d represent views from the project site fac- ing Belford Place. Views 5b and 5c are taken from the wooded area that spans the distance from Edinburgh Drive to Belford Place. The project would not construct any homes in this area. View 5d is taken from the site of the near- est proposed homes on the project site facing Belford Place and the dense for- est that lies between the two in the foreground and the homes at the end of Belford Place in the background. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-23 vi. Viewpoint 6: Open Space from Southeast Corner of Project Site The views from Viewpoint 6 shown on Figure 4.1-8 were selected to repre- sent the open space meadows along the project’s southeast corner and eastern border. No homes are proposed in these areas. View 6a and 6c are facing north and east from slightly different locations in the same area and show the open space in the foreground, the forest in the middle ground, and the moun- tains in the background. A portion of the unauthorized trail can be seen on the right in this view. View 6b is facing south and shows the dense forest that lies between the project sites southern border and the adjacent land in unin- corporated Nevada County. View 6d is facing north and shows the seasonal stream on the projects east side. 2. Light and Glare Light pollution refers to all forms of unwanted light in the night sky around and above us, including glare, light trespass, sky glow, and over-lighting. Views of the night sky are an important part of the natural environment, par- ticularly for a mountain community like Truckee. Excessive light and glare can also be visually disruptive to humans and nocturnal animal species, and often reflects an unnecessarily high level of energy consumption. Light pollu- tion has the potential to become an issue of increasing concern as new devel- opment contributes additional outdoor lighting installed for safety and other reasons. Currently, the principal source of light pollution in the vicinity of the project site is development within the Town limit. Sky glow, a condition where views of the night sky are obscured by excessive or poorly designed lighting, is an issue in the Truckee region. The intensive and sprawling development of the Reno/Sparks metropolitan area is a major source of sky glow in the area. Glare is mainly the result of the sun reflecting off surfaces such as glass in building windows or in the windshields of vehicles, or metal roof-tops and other light-colored surfaces. In a rural mountain community such as Truck- ee, snow cover can be a source of glare during winter months. Trees or vege- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-24 tative cover can serve to lessen the effects of glare by blocking or dampening its brightness. C. Standards of Significance The proposed project would have a significant impact with regard to aesthet- ics if it would: ¤ Have a substantial adverse effect on a scenic vista. ¤ Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. ¤ Substantially degrade the existing visual character or quality of the site and its surroundings. ¤ Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. D. Impact Discussion The following discussion provides an analysis of potential project and cumu- lative aesthetic impacts that could occur as a result of buildout of the pro- posed project. 1. Project Impacts a. Have a substantial adverse effect on a scenic vista. In the area surrounding the project site, the existing viewsheds are defined primarily by the creek and meadowlands and the forested areas within and surrounding the project site as well as the high mountain peaks and ridges of the Sierra Nevada and Carson Range that are visible from the site. These high mountain peaks are identified as a scenic vista in the Town of Truckee 2025 General Plan. While the natural topography and vegetation (mixed co- nifers and woodland vegetation) of the site and surrounding area limit the open views to and from the site, these viewsheds could be potentially affected TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-25 by the development of the project. As discussed above, six key viewpoints were identified that provide direct views of the project site by adjacent land uses, both residential and recreational, and consequently could substantially block the view of a scenic resource. i. Viewpoint 1: Martis Peak Road As shown on Figure 4.1-3, views of the meadows, creeks, and forested areas on the project site would not be visible from this viewpoint. Since, due to the natural topography, the access point to the project site is located further down Martis Peak Road, travelers on Glenshire Road would not be able to see the project’s main access point. Only the residents of the project and those of the Martis Peak Subdivision would routinely see the main access point to the project. There are no homes proposed at this location and the proposed mailbox clusters would not substantially block the view of the for- ests that line Martis Peak Road. The high mountain peaks and ridges of the Sierra Nevada and Carson Range are not visible at this location. Therefore, the project would not substantially block a scenic vista from this viewpoint and impacts would be less than significant. ii. Viewpoint 2: Open Space from Glenshire Drive As shown on Figure 4.1-4, views of the meadows, creeks, and forested areas on the project site, as well as the high mountain peaks and ridges of the Sierra Nevada and Carson Range can be seen from this viewpoint. The proposed homes would be located approximately 1,500 feet from this public turnout on Glenshire Road and approximately 500 to 800 feet away from the nearest ex- isting homes in the Glenshire area on the project’s western border and would not block views of the identified scenic vistas or resources from this location. The project does not propose any development of the open space area that links to the open space land that lies between Glenshire Road and the pro- ject’s western border; therefore, recreational users would not experience blocked views of the scenic resources in the vicinity of the project. While the project would be visible from this viewpoint, the project would not substan- tially block a scenic vista from this viewpoint and impacts would be less than significant. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-26 iii. Viewpoint 3: Winchester Court As shown on Figure 4.1-5, views from this viewpoint include the forest that makes up the project’s western border, some seasonal drainage areas and the high mountain peaks and ridges of the Sierra Nevada and Carson Range. The trees and rolling topography that span an approximate 100- to 300-foot edge between the project’s western boundary and the vacant lots on Winchester Court and Brighton Court to the south would remain and no homes are pro- posed in this location. The views of the open space areas to the east would also remain as no development is proposed on this portion of the project site. While the future residents at the end of Winchester Court and Brighton Court would likely be able to see the project through the trees and across the open meadow to the east and northeast, this development would be approxi- mately 800 feet away and would not block the views of any of the scenic re- sources in the project vicinity. While the project would be visible from this viewpoint, the project would not substantially block a scenic vista from this viewpoint and impacts would be less than significant. iv. Viewpoint 4: Edinburgh Drive As shown on Figure 4.1-6, views from this viewpoint show the dense forest and the rolling topography of the project site. While the emergency access point is proposed at this location, no homes are proposed within approxi- mately 300 feet of the project’s western border at this point. Therefore, the project would not substantially block a scenic vista from this viewpoint and impacts would be less than significant. v. Viewpoint 5: Belford Place As shown on Figure 4.1-7 views of the forest that lies between the homes on Belford Place and the project’s western border are visible. No development is proposed in this approximately 200 foot area. While the project would likely be visible through the trees, the project would not substantially block a scenic vista from this viewpoint and impacts would be less than significant. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-27 vi. Viewpoint 6: Open Space from Southeast Corner of Project Site As shown on Figure 4.1-8, views of the meadows, forests, and the high moun- tain peaks and ridges of the Sierra Nevada and Carson Range are visible from the open space portions of the project site. While these views only represent the southwest corner of the project site, the same can generally be said for all the open space area that spans the project site. No homes are proposed in these areas, therefore users of the publically accessible trails network and open space would not be subject to blocked views of scenic resources. While the project would be visible from the open space areas, the project would not substantially block a scenic vista from this viewpoint or other open space viewpoints and impacts would be less than significant. In summary, the development of the proposed project would not substantial- ly block the view of the on-site or surrounding forests, meadowlands, inter- mittent and ephemeral drainages, and seasonal wetlands, and the high moun- tain peaks and ridges of the Sierra Nevada and Carson Range that combined make up Truckee’s unique natural environment. Further, the project’s pro- posed development would occur beneath the existing on-site tree canopy and would not block the views of the on-site scenic resources from any surround- ing scenic vistas. Therefore, the development of the proposed project would not have a substantial adverse effect on views to or from a scenic vista and impacts would be less than significant. b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. The Town of Truckee 2025 General Plan designates segments of Interstate 80 and State Route 89 as Scenic Corridors and the California Scenic Highways Program has identified segments of Interstate 80 and State Route 89 as Eligible State Scenic Highways.2 However, the project site is not visible from either of these highway segments. The project site is approximately 2 miles south of Interstate 80 and approximately 5 miles east of State Route 89. Therefore, 2 California Department of Transportation, Scenic Highways Mapping Pro- gram, “Nevada County,” http://www.dot.ca.gov/hq/LandArch/scenic_highways/ index.htm, accessed on April 14, 2011. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-28 impacts to scenic resources observable from a State Scenic Highway would be less than significant with the development of the project. c. Substantially degrade the existing visual character or quality of the site and its surroundings. This analysis is based on the project’s proposed site plan and the Draft Design Guidelines prepared for the project by the applicant. The Draft Design Guidelines are included in Appendix C of this Draft EIR. The project would be organized to meet the Rural Suburban Clusters stand- ards identified in General Plan Table LU-7, Clustered Development Types and Applicable Land Use Designations Rural Suburban Clusters are described as groupings of 10 to 30 dwellings separated by connected open space areas or greenways on Residential (0.5 to 1 units/acre) land use designations peripheral to the Town core, but generally not on sites within the rural fringe. The pro- ject includes 185 residential lots to be developed on land designated as RES (Residential) 0.5 to 1 du/acre. While the project site abuts the Town Limit to the east, residential development is present in the Town’s SOI to the north, east, and south. The project would be developed in eight phases ranging in 16 to 37 lot groupings per phase, separated by a network of connected open space areas and a 4.5-mile publicly accessible trail network comprising 2-foot- wide soft-surface earthen trails and 12-foot-wide gravel trails. The residential lots would be located to the north and south of the proposed public open space. Housing lots would connect with the project’s 4.5-mile publicly acces- sible trail system and surrounding open space while providing setback buffers between future homes and environmentally-sensitive areas such as wetlands and ephemeral drainages. In addition, the proposed trail system and open space would connect to existing trails and open space areas adjacent to the project site. The project’s massing, form, and scale are proposed to be low on the landscape and building heights would be limited to 35 feet. The project includes 100-foot minimum setbacks along the westerly border near the area of Edinburgh Drive and the northwest corner of the project site. The project includes a 176-acre open space area, which would be permanently reserved by protective conservation easement. The project’s proposed dedi- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-29 cated public open space would exceed the 50 percent minimum required by Town standard by 69.67 acres or 65.4 percent. While the project would require the removal of native vegetation, including specimen trees, the project’s Draft Design Guidelines include the incorpora- tion of existing trees and vegetation into the project design. The landscaping proposed in the Draft Design Guidelines encourages the use of native, sus- tainable landscaping indigenous to the Truckee region on individual lots. The landscaping has been designed to deflect wind, moderate heat and glare im- pacts, muffle noise, reduce soil erosion, conserve water, reduce risks associat- ed with wildfire hazards, promote trail safety, and restore damaged areas. The project’s proposed 176-acre public open space area, which includes native habitat, pebble meadows, would not be physically altered except for the seg- ment of road that would connect the two sections of proposed residential development. The project includes replanting native vegetation on the ap- proximately 7-acre portion of the project site that was the location of a previ- ous fire and includes planting to restore summer range in upland areas dam- aged by unauthorized public uses of the property (e.g. off-road vehicle and motorcycle). Landscaping would include adequate defensible space and fire resistant native and adapted species, as well as the use of mulch to prevent erosion on bare soil. Landscaping would be in scale with adjacent residences and of appropriate size at maturity. The project’s street and trail signage would comply with the Town’s sign re- quirements.3 The proposed signage would direct traffic, identify speed limits, and provide street names, trail access points, permitted trail uses, and trail distance. In addition, trail signage would provide users with educational in- formation regarding the qualities of the natural characteristics of the project site--both biological and ecological. 3 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.56, Sign Design Guidelines. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-30 The Draft Design Guidelines establish a consistent design theme, break-up the massing of homes throughout the project site, and complement the existing rural-residential character of nearby development. In general, the Draft De- sign Guidelines identify that the primary colors of the project would blend with the native landscape (e.g. soil, rock, trees) and individual house design would consider the natural topography, sunlight exposure, and existing vege- tation. Other on-site structures, such as fences and retaining walls, would be constructed of natural materials (e.g., stone, architectural steel, wood, timber) and either would be left natural to weather or treated and stained to match adjacent buildings. The project includes four vehicular bridges. As described in Chapter 3, Pro- ject Description, the bridges would be built per Town standards and would be constructed of steel and concrete decking supported by two concrete abut- ments. As shown in Figure 3-9, Circulation Map, all four bridges would be located within the project site along on-site roadways and none of the bridges would be visible from off-site locations. The height of the bridges would be designed to be low profile, with the safety rail/guardrail along the bridges having a minimum height of 42 inches for safety purposes. The safety rail/guardrails would be constructed with a combination of wood and steel materials. Bridge undercrossing heights would be sufficient to allow wildlife to cross underneath, but the bridges would not be elevated such that they would significantly affect on-site views of natural and scenic elements. The wood, steel, and concrete materials would be visually compatible with the materials for other on-site structures under the Design Guidelines, which in- clude architectural steel as an acceptable natural material. Grading for infrastructure and roadways would be balanced on site. As the project’s phases are built out, temporary stockpiles would be used during grading and filling activities. The project would develop the grades and topo- graphic forms needed to achieve necessary grades for siting buildings in rela- tionship to utility extensions, roads, pedestrian areas, man-made or natural water features and channels. Mass pad grading for future homes is not pro- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-31 posed. Grading for future homes and grading operations would be carefully managed to blend into adjacent non-graded areas and protect existing trees. The project would include the installation of on-site, underground infrastruc- ture for natural gas, electricity, water, sewer, telephone and cable, and off-site, underground improvements to the Truckee-Donner Public Utilities District (water) network. Infrastructure improvements would comprise approximate- ly 2,600 linear feet of new off-site water mains. As shown on Figure 3-11 in Chapter 3 of this Draft EIR, the new 10-inch water main would be construct- ed within the existing roadway rights-of-way and public utilities easements and would not substantially alter the visual qualities of these areas. As discussed above, views of the high mountain peaks and ridges of the Sierra Nevada and Carson Range that are visible from the project site would not be obstructed as a result of project build-out. The proposed residential lots would be sited under the existing tree canopy and would not be developed on General Plan-designated hillsides, prominent slope exposures, ridges, or bluff lines. Although tree removal would occur with the eventual construction of homes, the tree removal would not affect the overall tree canopy and there- fore no views of the project site from high mountain peaks and ridges would be adversely impacted. As identified in Table 4.1-1 above, the Town of Truckee 2025 General Plan has 10 goals and 26 policies to protect and enhance the visual character of the Town and surrounding areas that are applicable to the proposed project. Ta- ble 4.10-1 in Section 4.10, Land Use and Planning, provides a detailed policy consistency analysis for each of the goals and policies that are relevant to the projects. As detailed in the preceding discussion and shown in Table 4.10-1, the project would be consistent with the applicable goals and policies associ- ated with aesthetics in the Town of Truckee 2025 General Plan. In summary, while the project would result in a change in the existing on-site conditions, it would not substantially degrade the existing visual character or TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-32 quality of the site and its surroundings. Accordingly, impacts to visual char- acter as a result of project build-out would be less than significant. d. Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area. The project site is currently undeveloped and buildout of the project would add potential sources of light pollution. The principal source of light added to the site as the project is built out would be exterior lighting affixed to homes in on the project site. The project does not include the installation of street lighting. Glass and metal used for building windows, skylights, roofing materials, and car windshields are reflective surfaces that could potentially generate glare on-site. The Draft Design Guidelines that have been developed for the project are intended to complement and support Truckee Development Code and con- tain several items that would reduce or eliminate the effects of light pollution associated with the project. The Draft Design Guidelines would prevent over-lighting by requiring that the source, intensity, and type of exterior lighting be appropriate for the lighting needs and that all on-site lighting be low-level illumination and shielded to reduce light spill or glare. The Draft Design Guidelines also include measures to reduce and control glare associated with the project. Snow on the ground during winter months is a natural source of glare in the Truckee/North Tahoe region, while new, paved roads would add potential sources of glare to the site due to the reflec- tion of light, such as sunlight and vehicle headlights, off pavement. The Draft Design Guidelines include landscaping that moderates the effects glare; re- quires the use of non-reflective roofing materials and subdued colors; and re- quires that skylights and solar panels be integrated into the design of residenc- es so as to screen reflections, ensuring glare is not visible wherever possible. Glare from reflecting sunlight year-round or from snow-covered surfaces dur- ing winter months would be moderated by the use of non-reflective roofing materials and subdued colors. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-33 The Truckee Development Code requires that exterior lighting be shielded to minimize the impacts of lighting, and that lighting intensity be minimized. Compliance with the Truckee Development Code, as well as with proposed Draft Design Guidelines, would ensure that light pollution and glare would be minimized to the maximum extent practicable, and as such, associated im- pacts from buildout of the proposed project would be less than significant. 2. Cumulative Impacts This section analyzes potential impacts to aesthetics that could occur from a combination of the project with the Town buildout identified in the Town of Truckee 2025 General Plan and reasonably foreseeable projects in the sur- rounding area. The geographic scope of this analysis is taken as the Town of Truckee SOI, as defined in the Town of Truckee 2025 General Plan and reason- ably foreseeable projects in the surrounding area. Therefore, a cumulative impact would be considered significant if, taken together with past, present, and reasonably foreseeable projects in the Town of Truckee SOI and the Boca Quarry project in Nevada County, the project would contribute to an ad- verse effect on a designated scenic vista, the degradation of the view from a scenic highway, exposure of people on- or off-site to substantial light or glare, or if it would result in a substantial degradation of the visual quality or char- acter of the project site and its surroundings. There are no reasonably foreseeable projects in the vicinity of the project site. The project site is primarily surrounded by developed single-family and rural residential properties. The Glenshire area to the west of the site is within the RES (Residential) 1-2 du/acre (dwelling unit per acre or du/acre) Town of Truckee 2025 General Plan land use designation and includes parcels zoned RS-X (Residential Single-Family – No Further Subdivision), RS—1.0 (Resi- dential Single-Family – 1 du/acre), RR-X (Rural Residential – Built-out), REC (Recreation), and PF (Public Facilities). The 362-acre parcel adjacent to the eastern edge of the project site and the 320-acre parcel adjacent to the north- ern edge of the project site in unincorporated Nevada County are designated PD (Planned Development) under the Nevada County General Plan and zoned IDR (Interim Development Reserve). South of the proposed project site are TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR AESTHETICS 4.1-34 20+-acre lots in unincorporated Nevada County zoned AG (General Agricul- ture) and designated RUR-20 (Rural; 20-acre minimum parcel size) under the Nevada County General Plan. While some of the surrounding properties have the potential to be further developed, no such development is planned at this time. Therefore, the project combined with the other projects proposed in the Town of Truckee 2025 General Plan would not result in a cumulative im- pact to views and the visual character of the Town. As a result, cumulative impacts with respect to scenic views and existing visual character would also be considered less than significant and the project’s incremental contribution to cumulative impacts would be less than significant. E. Impacts and Mitigation Measures Project and cumulative impacts related to aesthetics would be less than signifi- cant and no mitigation measures are warranted.