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MOUNTAIN HOUSE NEIGHBORHOOD' 'PROJECT INITIAL STUDY P. AESTHETICS The proposed project would ultimately result in the buildout of 978 new single-family lots, four lots of high density residential development, new commercial and industrial development, new roads and the development of parks and open space. New buildings would range in height from 25 feet to 45 feet and would be most visible from nearby public roads such as Grant Line Road, Byron Road, and Mountain House Parkway. Views of new development would also be visible from proposed collectors and arterials that do not currently exist. New development could generate light and glare in an area that is currently undeveloped and in primarily agricultural use. A Roadway Landscape Plan was prepared in October 1999 by David Gates& Associates was adopted by the Community Services District(CSD)Board of Directors, and can be viewed at the San Joaquin County Community Development Department. This plan includes conceptual illustrations of tree, shrub, and groundcover plantings along Mountain House Parkway, DeAnza Boulevard, Central Parkway, Mountain House Boulevard, Mascot Boulevard, a typical arterial intersection, a typical neighborhood entry, the Wicklund Crossing, a residential collector, local street, Legacy Lane, and the Neighborhood"F"Park. However, the Roadway Landscape Plan does not identify how the recommendations will be used, by whom, or at what stage of the development process. In addition, the Plan states that the design and plant species shown are subject to modification at subsequent detailed design and construction documentation preparation. The CSD Design Manual(discussed below)provides implementation for the Roadway Landscape Plan. In addition, the CSD has adopted Mountain House Community Services District Design Review Manual (adopted by CSD Board of Directors)which addresses the following: streetscapes, walls and fences; paths; street furniture;lighting; signage; entries; community edges;parks; schools; civic facilities; and public works facilities. A Preliminary Street Lighting Plan was submitted with the Tentative Map application. A map has also been prepared to identify locations of proposed soundwalls. These walls are addressed in more detail in Section H of the Initial Study. After approval of the Final Subdivision Map, the design review process would include review by the CSD for all community facilities and buildings(except those services provided by other responsible agencies such as schools). The CSD is to review design and improvement plans for new CSD facilities within the community for conformance with the CSD Design Manual and with all applicable Master Plan programs, policies, standards, and applicable Master Covenants, Conditions and Restrictions(CC&Rs). Design Guidelines will be required to be submitted for approval prior to approval of the Final Subdivision Map for Neighborhood"F". The CSD Design Manual outlines the design review process which includes both a preliminary design review session with CSD staff and final design approval by the CSD Board of Directors for community facilities. Individual home designs would not be subject to CSD approval. However, the County has adopted an ordinance to amend the Development Title to require a Mountain House Design Review Consistency Review Committee. This Committee would review all development permit applications, including private development, to ensure consistency with all applicable design-related policies,plans, and ordinances. C:UoesslcVNrruL snmMNALINmALMMY-PARTIDOC(7/20/00) 118 V.P. AESTHETICS