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HomeMy WebLinkAbout17 - PA2004-104 - Mariners Mile Landscape StandardsCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item: 17 July 13, 2004 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Gregg B. Ramirez, Associate Planner (949) 644 -3230, gramirez(a)city.newport- beach.ca.us SUBJECT: Mariner's Mile Landscape Standards Municipal Code Section 20.42.050(M) Code Amendment No. 2004 -006 (PA 2004 -104) Issue Should the City Council amend the Mariners' Mile landscape standards to reduce the number of palm trees required and provide flexibility in the species of hedges required across the frontage of building sites? The area affected is those commercially designated properties with frontage on Coast Highway between Newport Boulevard and the Back Bay Bridge. Recommendation Staff recommends the City Council conduct a public hearing; and introduce Ordinance No. 2004- approving Code Amendment No. 2004 -006; and pass to a second reading on July 27, 2004. The proposed amendments have been included as noted by sts.'keGut and underline in Exhibit "A" of the Draft City Council Ordinance. (Attachment A) Background The Planning Commission took action on January 13, 2004 to initiate the proposed amendment. On June 17, 2004 the Planning Commission voted unanimously to recommend that the City Council approve the suggested amendment. Introduction The Mariner's Mile Specific Plan and zoning for the remainder of Mariner's Mile was amended in 2000 and new landscape standards were established. A minimum 4 foot wide hedge and palm row planted at the back of the sidewalk is required across the frontage of each parcel with the goal to provide a continuum of landscaping along the Mariner's Mile Landscape Standards July 13, 2004 Page 2 entire Mariner's Mile as an urban design element linking the district together. The code requires the hedge be Ligustrum J. "Texanum" (Texas Privet) and planted at a minimum 30 inches in height. The palm species is Washingtonia robusta (Mexican fan palm) with a minimum 8 foot trunk height and subdrainage system. The number of required palm trees is one per each 18 feet of street frontage which may be evenly spaced or clustered in groups (minimum 3 palms in each group). In addition to the specific plan and zoning regulations, the City adopted the Mariner's Mile Strategic Vision and Design Framework which cites landscaping as having the greatest potential to promote positive change and visual coherence and quality. The goal of the Landscape Framework is to "create continuity through common landscaping improvements throughout Mariner's Mile." Additionally, the framework attempts to promote visual coherence and constancy through the tree and shrub species selected for use. It should be noted that the Mariner's Mile Strategic Vision and Design Framework are guidelines only with the Specific Plan and zoning acting as the implementation mechanism. Based upon issues raised during the implementation of several recent projects, the review of potential new projects and discussion with City and private landscape professionals, staff proposes two changes that will provide flexibility in the species of hedge and change the required number of palms to one per each 30 feet of street frontage. Both changes are relatively minor in nature and it is staffs belief, based upon consultation with landscape professionals, the changes do not significantly stray from the goal of the specific plan regulations or the Strategic Vision and Design Framework. Discussion Hedges The Ligustrum j. 'Texanum' is a dense evergreen shrub adequate for screening parking lots. However, the Ligustrum is a fast growing shrub with a natural mature height of 6 -9 feet, and keeping them 30 " -36" high causes high maintenance requirements. Staff is recommending that the Buxus microphylla japonica (Japanese Boxwood) and Carissa macrocarpa 'Tuttle' be added to the regulations so a measure of flexibility is allowed. Both species share similar characteristics with Ligustrum, being evergreen dense shrubs ideal for screening parking lots. Both are naturally lower growing than Ligustrum thereby reducing maintenance time. Spacing for the Buxus and Carissa will be 18 inches and 24 inches on center, respectively, which will ensure a continuous screen is achieved. As such, both will still produce the visual coherence and constancy described in the Strategic Vision and Design Framework. Palms Staff recommends reducing the required number of trees from 1 per each 18 feet of street frontage to 1 per each 30 feet of street frontage with a minimum of 2 palms required per lot. The new regulations will assure that adequate numbers of palms are Mariner's Mile Landscape Standards July 13, 2004 Page 3 installed to achieve the visual coherence and consistency discussed in the Mariner's Mile Strategic Vision and Design Framework while going further to preserve views of the bay from the residential areas above Mariner's Mile. The current requirement is believed by staff and others to require too many trees which are too closely spaced. No change from the required Washingtonia robusta (Mexican fan palm) species is proposed. Other species of trees or palms on properties that are redeveloped in the future are permitted to remain so long as they are moved from or not located in the required 4 -foot frontage planter. Adding flexibility to the species of palm was considered, but the specific look and character of the Washingtonia robusta is sought and no other palms offer similar physical attributes. Environmental Review This project has been reviewed, and it has been determined that it is categorically exempt per Section 15305 (Minor Alterations in Land Use Limitations) of the implementing guidelines of the California Environmental Quality Act. Public Notice Notice of this hearing was published in the Daily Pilot a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the city website. Conclusion The revised landscape regulations will allow for some flexibility by property owners with regard to what shrub species may be used in the required 4 foot planter area while still meeting the visual coherence and consistency goal described in the Strategic Vision and Design Framework. Additionally, the reduction in the required number of palms will create a situation where properties are not overwhelmed with palms yet the continuum of a palm lined street will be achieved while reducing impacts to views. Prepared by: Submitted by: Z61 Ig Gregg B. Ramirez, Associat Planner Attachments: pa4u�ioL L Patricia L. Temple, Manning Director A. Draft City Council Ordinance No._ and Exhibit "A" (Revised Code Text) B. Draft Planning Commission Resolution and Draft Minutes from the June 17, 2004 Planning Commission Hearing. ATTACHMENT A Draft City Council Ordinance No._ and Exhibit "A" (Revised Code Text) I ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO TITLE 20 OF THE NEWPORT BEACH MUNICIPAL CODE RELATING TO SECTION 20.42.050(M) MARINERS MILE LANDSCAPE STANDARDS (PA2004- 104) WHEREAS, on May 20, 2004 the Planning Commission of the City of Newport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to amend section 20.42.050(M); and WHEREAS, on June 17, the Planning Commission of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, the Planning Commission voted unanimously to recommended approval of this code amendment to the City Council; and WHEREAS, on July 13, 2004, the City Council of the City of Newport Beach held a noticed public hearing regarding this code amendment; and WHEREAS, The addition of two shrub species will allow some variation and options for developers and property owners and the reduction in the number of required Washingtonia robusta (Mexican fan palm) from 1 per each 18 feet of street frontage to 1 per every 30 feet is consistent with the intent of the Mariner's Mile Strategic Vision and Design Framework and will create the continuum of landscaping sought; and WHEREAS, pursuant to the California Environmental Quality Act, the proposed amendment is exempt from environmental review pursuant to section 15305, minor alterations in land use limitations, of the implementing guidelines of CEQA since the amendment to the Zoning Code is a modest change in landscaping requirements. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Title 20 of the Newport Beach Municipal Code shall be amended to revise Section 20.42.050(M) of the Municipal Code as provided in Exhibit "A ". SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. 6— City of Newport Beach City Council Ordinance No. Paqe 2 of 2 This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on July 13, 2004, and adopted on the 27th day of July 2004, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS 1,110106T.01 ATTEST: CITY CLERK 110 Exhibit "A" (M) Landscape areas shall be provided as follows: West Coast Highway, Tustin & Riverside Avenue — a minimum 4 -foot wide planting area (excluding any planter curbs) measured from the back of sidewalk to parking lot or building shall be provided on each property that fronts Coast Highway, Tustin Avenue and Riverside Avenue. This continuous planter area shall be required across the entire frontage of the property except where either buildings at back of walk or driveways are existing and are to remain and shall contain a continuous hedge and palm trees. The hedge shall consist of either the Ligustrum f "Texanum" (Texas Privet) planted a minimum of 30 inches on center, the Buxus microphVlla iaponica (Japanese Boxwood) planted a minimum of 18 inches on center or the Carissa macrocarpa 'Tuttle' planted a minimum 24 inches on center and are to be a minimum of 30 inches in height. Palm trees shall be Washingtonia robusta (Mexican Fan Palm) with a minimum of 8 foot trunk height and subdrainage system. The minimum number of palm trees shall be calculated by dividing the total street frontage by 30 4-9 feet. The number of palms resulting from this calculation is the tfiinimum standa-a are required; however a minimum of two palms are required per lot. Palm spacing can be modified slightly or palms can be clustered in groups of three (3) minimum as long as the number of palms installed is equal to the minimum standard. 2. Uncovered parking spaces on -grade shall have interior landscaping in the form of one (1) tree per every 4 parking spaces. Palm trees should be used for properties located adjacent to the Bay and shade trees should be used for inland properties. 3. A minimum of 50 percent of the area of the required setback from Coast Highway shall be devoted to landscape areas. 4. The plant selections should be consistent with the adopted Mariner's Mile Design Framework. 5. Landscaping of bluff areas, property line walls and medians should be consistent with the recommendations contained within the Mariner's Mile Design Framework. 6. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. 7. All planting areas shall have a minimum inside dimension of 4 feet and parking lot planters shall be a minimum of 25 square feet excluding protective curb. S. All areas in a parking lot not used for driveways, maneuvering areas, parking stalls and walks, shall be permanently landscaped. 9. All plant materials shall conform to or exceed the plant quality standards of the latest edition of American Standard for Nursery Stock published by the American Association of Nurserymen, or the equivalent. 10, Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. 11. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape and irrigation plans. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. The property owner shall execute and record a restrictive covenant and agreement which grants assurance to the City that the landscaping and irrigation system is properly maintained in accordance with the approved plans. 13. Landscape planting and irrigation plans and specifications shall be submitted by the applicant and approved by the Planning Director prior to the issuance of a building permit. ATTACHMENT B Draft Planning Commission Resolution and Draft Minutes from the June 17, 2004 Planning Commission Hearing I RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL TO THE CITY COUNCIL OF AN AMENDMENT TO THE MARINER'S MILE SPECIFIC PLAN REGULATIONS RELATED TO LANDSCAPING (PA2003 -073) WHEREAS, the Mariner's Mile Specific Plan District (SP -5) requires the use of the Ligustrum j. 'Texanum', in the required frontage planter area, and requires a minimum of 1 Washingtonia robusta per each 18 feet of street frontage in the required frontage planter area. WHEREAS, Ligustrum j. 'Texanum' is a fast growing shrub with a 6 -9 foot high mature size which leads to high maintenance requirements. Additionally, the existing requirement of 1 Washingtonia robusta palm per each 18 of street frontage is excessive and will create a more dense crowding of palms than necessary to achieve the landscape goals of the Mariner's Mile Strategic Vision and Design Framework. WHEREAS, the amendment is desired to give property owners flexibility when selecting a shrub species but limits their choices to three shrubs with physical characteristics that will ensure the visual coherence and constancy among Mariner's Mile properties described in the Strategic Vision and Design Framework. WHEREAS, the amendment is desired to assure that excessive numbers of palms are not required on lots not large enough to support 1 per each 18 feet while still meeting the goals of the Mariner's Mile Strategic Vision and Design Framework by requiring 1 palm tree per each 30 feet of frontage. WHEREAS, The Planning Commission initiated the proposed amendments on May 20, 2004. WHEREAS, Both City and private landscape professionals have been consulted regarding the two shrub species selected and the reduction in number of required palms. WHEREAS, A public hearing was held on June 17, 2004 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. WHEREAS, The Planning Commission finds as follows: 1. The proposed amendments to Section 20.42.050(M) of the Mariner's mile Specific Plan (SP -5) are consistent with the intent of the existing Specific Plan Landscape Regulations. ID City of Newport Beach Planning Commission Resolution No. _ Page 2 of 2 2. The proposed amendments to Section 20.42.050(M) of the Mariner's Mile Specific Plan (SP -5) are consistent with the intent of the Mariner's Mile Strategic Vision and Design Framework. 3. The proposed amendments to the Section 20.42.050(M) of the Mariner's mile Specific Plan (SP -5) are consistent with the General Plan and will not be detrimental to the City of Newport Beach. 4. The addition of two shrub species will allow some variation and options for developers and property owners but, are similar in physical characteristics so the goal of continuity through common landscaping among all properties will be achieved. 5. The reduction in the number of required Washingtonia robusta (Mexican fan palm) from 1 per each 18 feet of street frontage to 1 per every 30 feet will still provide enough palms to achieve the palm continuum as detailed in the Mariner's Mile Strategic Vision and Design Framework. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Newport Beach hereby recommends approval of Code Amendment No. 2004- 006 for the proposed amendments to the Mariner's Mile Specific Plan landscape regulations (Code Section 20.42.050(M)) pertaining to shrub and palm landscaping requirements as proposed in Exhibit "A ". PASSED, APPROVED AND ADOPTED THIS 17th DAY OF JUNE 2004. AYES: go Earl McDaniel, Chairman BY: Michael Toerge, Secretary Planning Commission Minutes 06/17/2004 ate open during business hours only and the use of the reserved parkin aces be discontinued. Commissioner TO noted he has no objection to the Planning Director enforcing the ting use permit for the club. Whatever is feasible to enforce is up to Planning Director. He agreed to the gate being open during business rs and the use of the reserved parking spaces being discontinued. Ayes: Eaton, Cole, McDaniel, Selich Tucker Noes: None Absent: Toerge and Kiser Abstain: None SUBJECT: Mariner's Mile Landscape Amendment (PA2004 -104) Commercially designated properties fronting on Coast Highway between MacArthur Boulevard and the Bay Bridge An amendment to Chapter 20.42 (Mariner's Mile Specific Area Plan) related to landscape requirements. Public comment was opened. Public comment was closed. Motion was made by Chairperson McDaniel to approve Code Amendment 2004 -006 to the City Council by adopting the draft Resolution attached to the staff report. Ayes: Eaton, Cole, McDaniel, Selich and Tucker Noes: None Absent: Toerge and Kiser Abstain: None SUBJEC St. Andrews Presbyterian Church Expansion (PA2002 -265) 600 ndrews Road Request for a General Plan Am ment, Zone Change and Use Permit for the replacement and constr n of additional buildings and a below grade parking garage. The Ge I Plan Amendment involves an increase the maximum allowable buil area with no change to the existing land use designation. The Zone Ch e would change the zoning district from R -2 & R -1 to GEIF to be cons nt with the existing General Plan, Land Use Element designation. The Use Permit involves the alteration of existing buildings, replacement of the existing fellowship hall and classroom building and the file://H:\Plancomm\2004\0617.htm Page 27 of 29 ITEM NO.5 PA2004 -104 Recommended for approval ITEM NO. 6 PA2002 -265 c. r� NOTICE OF PUBLIC HEARING Mariner's Mile Landscape Standards PA2004 -104 NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on Code Amendment No. 2004 -006 related to landscape standards applicable to properties within the Mariner's Mile Specific Area Plan and the Mariner's Mile Overlay district. The area affected is those commercially designated properties with frontage on Coast Highway between Newport Boulevard and the Back Bay Bridge. The proposed amendment seeks to reduce the number of palm trees required and provide flexibility in the species of hedges required across the frontage of redeveloped properties. This project has been reviewed, and it has been determined that it is categorically exempt per Section 15305 (Minor Alterations in Land Use Limitations) of the implementing guidelines of the California En- 6ronmental Quality Act. NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on July 13, 2004, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. LaVonne M. Harkless, City Clerk City of Newport Beach aci-0 v C� 0 I G� 3 -0H NOTICE OF PUBLIC HEARING Mariner's Mile Landscape Standards PA2004 -104 NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on Code Amendment No. 2004 -006 related to landscape standards applicable to properties within the Manner's Mile Specific Area Plan and the Mariner's Mile Overlay district. The area affected is those commercially designated properties with frontage on Coast Highway between Newport Boulevard and the Back Bay Bridge. The proposed amendment seeks to reduce the number of palm trees required and provide flexibility in the species of hedges required across the frontage of redeveloped properties. This project has been reviewed, and it has been determined that it is categorically exempt per Section 15305 (Minor Alterations in Land Use Limitations) of the implementing guidelines of the California Environmental Quality Act. NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on July 13, 2004, at the hour of 7:00 p.m in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. , -, /�, LaVonne M. Harkless, City Clerk City of Newport Beach Authorized to Publish Advertisements of all kinds including public notices by Decree of the Superior Court of Orange County, California. Number A -6214, September 29, 1961, and A -24831 June 11, 1963. PROOF OF PUBLICATION STATE OF CALIFORNIA) ) ss. COUNTY OF ORANGE ) I am a Citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a parry to or interested in the below entitled matter. I am a principal clerk of the NEWPORT BEACH - COSTA MESA DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa, County of Orange, State of California, and that attached Notice is a true and complete copy as was printed and published on the following dates: July 3, 2004 I declare, under penalty of perjury, that the foregoing is true and correct. Executed on July 3, 2004 at Costa Mesa, California. Signature 7�lul NOW OF PUB!( HFARWG Marines M16 w1lismsmilh s PA2004 -104 NOTICE IS HEREBY GIVEN that the City' Council of the City of Newport Beach will hold a public hearing on Code Amendment No. 2004- 006 related to landscape standards applicable to properties within the Mariner's Mile Specific Area Plan and the Mariner's Mile Overlay district. The area af- fected is those com� mercially designated properties with frontage f t H'¢hway be- tween Newport Boule- vard and the Back Bay Bridge. The proposed amendment seeks to reduce the number of palm trees required and provide flexibility in the Spec ies of hedges re- quired across the frontage of redeveloped properties. This project has been reviewed, anc it has been determinec that it is categorically exempt per Sectior in of f the Cali - ironmental Quality Act. NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on July 13, 2004, at the hour of 7:00 p.m. in the Council. Chambers of the New- port Beach City Hall:: 3300 Newport Boule- vard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in 'written corre- spondence delivered to the City at, or prior to. the public hearing. For information call (949) 644 -3200. taVenne M. Harkless, City Clerk City of Newport Beach Published Newport Beach /Costa Mesa Daily Pilot July 3, 2004 Sa673