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Twenty-Eight Millimeter Lens Public comment at the work sessions questioned the use of a 28-mm. lens for the visual simulations instead of a 50-mm. lens. The "Response To Comments" of the FEIR includes the response from Environmental Vision, the visual sub-consultant for the EIR. The choice to use a 28-mm. lens was made by staff and was deliberate. Staff believes that the visual analyses should represent the site's panorama and the development's effects on that panorama, which would be accurately represented by the 28-mm. lens. The 28-mm. lens also represents the manner in which people view apanorama - scanning the scene from side to side. Staff believes that the view analyses provide an accurate modeling of the project and can be used to evaluate the visual impacts of the development. Viewpoints and Viewsheds The viewpoints chosen for the simulations are representative of the public viewing locations, chosen from among those used to prepare the photographs presented in the DEIR. The DEIR includes an analysis of the viewpoints used/not used in the DEIR. The simulations portray both building forms and project landscaping, including the mitigation trees, street trees, and private lot trees. The evaluation of potential visual impacts associated with the Oak Grove project is based, in part, on comparing the "before" and "after" visual conditions as portrayed in the simulation images and assessing the degree of visual change that the project would bring about. The general area from which the project site is visible -the viewshed -includes close range and more distant viewing locations. The Oak Grove project viewshed is limited because intervening topography and mature vegetation screen the views of the project site from many locations in its vicinity. Visibility is primarily from the west and north. The site is not visible in its entirety from any single ground-level public vantage point. In general, the site is not visible by the public from areas to the south and east due to a lack of public roads and development. Various portions of the site are visible from close range locations along public residential streets to the north and west including Grey Eagle Court and Red Feather Court from the north, and Hearst Drive, Benedict Court, and Smallwood Court from the west. Portions of the site can also be seen from some more distant vantage points including Stanley Boulevard and Bernal Avenue to the north and Vineyard Avenue to the northeast. The overall project site is barely visible from downtown Pleasanton and 1- 680. Staff considers the most significant visual effects of the development of this site would be to the neighbors adjoining the property. Parts of the site may also be visible from private residential properties in this area. Open Space Area Ownership With recordation of the first final subdivision map on the proposed development, the applicant will dedicate nearly 500 acres of open space to the City or to the GRAD -the board of directors of which would be the City Council. Representatives of the Kottinger Ranch neighborhood and neighbors living in the adjoining neighborhoods have PUD-33 Page 45 of 59 June 13, 2007