15 ATTACHMENT 9 - Laserfiche WebLink

r '`Y ~` -` S~ _ --~ -_ S-i-~l-} '~B .~', r - ~ i' .. ~ _ 10. There are two important comments with regards to proposed landscaping; a. There appears to be more new trees simulated between the 1666 and 1680 Vineyard Avenue neighbors and the proposed estate house and guest house than are shown on the landscape plan. The applicant needs to ensure that the simulations are consistent with the landscape plan in terms of plant numbers, locations, and species. Landscaping should not be shown on the simulations unless they are included on the landscape plans in the design review package. In addition, the simulations show that the Italian cypress trees would create a screen wall to screen most views from the neighbors. The landscape plan shows that the Italian cypress trees would be planted 11-12 ft. on center and wouldn't really provide this type of screening as the mature width of that species is 5 -10 ft. wide at maturity (usually closer to 5 ft.) b. The simulations show fully mature landscape vegetation which will take a very long time to reach this size. Typically, simulations prepared for impact analysis should illustrate the project shortly after construction, either with no landscaping or with landscaping at 1 to 3 years maturity in order to understand the shorter- term visual impacts of the project. Often, the proposed project is also simulated with more mature landscaping at 7 to 10 years to understand the mitigating effects of the landscaping in the future. We suggest this approach from at least the 1666 and,1680 Vineyard Avenue neighbors, who may be most impacted by the project. 11. The photomontage shows that the existing barbed wire fence with wood posts and the slope bank between the existing barbed wire fence and Old Vineyard Avenue would remain. We need to confirm that this is consistent with the proposed plans. 12. If the existing 10-inch diameter oak tree along the Vineyard Avenue frontage is proposed to be removed, then it needs to be removed from the applicable simulations and plans. Lens Angle and Visual Simulations In order to be a useful analytical tod, visual simulations need to reflect, as closely as possible, what the eye actually sees in focus. When preparing simulations, camera lenses, print sizes and viewing distances (distance from the printed image to the viewe-'s eye), are coordinated to produce an image which will give realistic impressions of the proposed project's potential visual impact Other factors, such as viewshed and visual context are also factors when considering what size lens to use. Most often, a 50mm lens (39 degree view angle) is used when it is expected the simulation will be reviewed as an 8° x 10" print and viewed from a distance of approximately 13"from the viewers eye -the most common size for environmental documents'. Wider view angles and camera lenses, require larger prints and greater viewing distances. This is the industry standard and well documented in several publications on the development of visual simulations for impact analysis. If possible, all views should be photographed with the same lens for consistency. ~ Sheppard, S. R. J. PHD., Visual Simulation A Users Guide for Architects. Enoineers. and Planners,. (New York: Van Nostrand Reinhold,1989) V A L L I E R DESIGN A S S O C I A T E S LANDSCAPE ARCH ] 7 E C T U R E PLANNING D E S I G N 210 WASHINGTON AVENUE , SUITE G P O I N T RICHMOND , C A 9 4 8 0 1 TELEPHONE 5 1 0. 2 3 7. 7 7 4 5 FACSIMILE 5 1 0. 2 3 7 5 7 5 1