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SAN LEANDRO SHORELINE DEVELOPMENT DRAFT EIR CITY OF SAN LEANDRO AESTHETICS According to the urban decay analysis, based on current demand, after the hotel component of the Project is constructed there would be a 74 percent overall occupancy rate within the Oakland -Hayward trade area and a 73 percent occupancy rate in the midscale and upper-midscale class market segment in this trade area. The analysis determined that the Project would not increase the aggregate supply levels for hotels such that the occupancy rate would fall below 60 percent, which is considered to be the threshold at which hotels generally become unprofitable and represent an unhealthy market. Moreover, this analysis found that it is unlikely that the Project would lower occupancy rates below 70 percent which is considered to be a healthy level. This means that the hotel market would not be overbuilt and it is unlikely that the Project would result in urban decay which could alter the visual character of the Project site or its surroundings. As a result, a less -than -significant impact would occur with respect to urban decay. Shade and Shadows In order to assess the potential changes to the character of the site resulting from shade and shadows that would result from structures proposed by the Project, a shading study was conducted. The diagrams included in Appendix C, Shade/Shadow Diagrams, show the shade/shadow on four days of the year; the spring equinox, summer solstice, fall equinox, and the winter solstice. Additionally, in order to provide a summary of the shade/shadow created by the Project, four times throughout each day are depicted: 9:00 a.m., 12:00 p.m., 3:00 p.m., and 6:00 p.m. The diagrams in Appendix C only include shade/shadow created by the Project buildings, as represented by worst-case building massing.6 A significant impact to aesthetics could result with respect to shade and shadows if new development cast significantly large shadows on existing buildings, gathering areas, and/or its general surroundings, such that the character of the site was significantly, adversely altered. The diagrams showing the shade/shadow on the summer and winter solstice represent the extreme locations of the sun relative to the planet throughout the year and therefore show the most extreme shade/shadow created by the Project. The diagrams showing the shade/shadow on the spring and fall equinoxes represent average shade/shadow created by the Project. In order to determine whether or not the Project would substantially degrade the existing visual character or quality of the site and its surroundings as a result of shade and shadow impacts, the diagrams showing the shade/shadow on the summer and winter solstice are most useful for a conservative analysis. As these diagrams show, the shadows cast by the proposed buildings would not substantially shade existing buildings or gathering places, on- or off-site, under even the most extreme conditions. Moreover, these most extreme conditions, while cyclical, would be temporary. For these reasons, the shade/shadow impacts of the Project would not be significant. Overall, as discussed above, the Project would result in substantial changes on the site which would affect the site's visual appearance and character. However, since the proposed changes would be consistent with the San Leandro General Plan and would result in preservation of most views, increase in water views of the harbor through improvements to the promenade and addition of public lookouts, removal of dilapidated structures, provision of attractive low -profile structures and landscaping, and a more vibrant shoreline, the changes would not result in a degradation of the existing site character. Additionally, Project 6 Note: The shade/shadow analysis only depicts shade/shadow from buildings proposed by the Project, and does not include potential shade/shadow from landscaping features and/or existing structures. 4.1-34 )EC.EAA9Ed 2 0 ➢ 4