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HomeMy WebLinkAboutMariners Mile Code Amendment Initiation (PA2004-104)CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item: 2 May 20, 2004 TO: Planning Commission FROM: James Campbell, Senior Planner (949) 644 -3210, jcampbell @city.newport- beach.ca.us SUBJECT: Initiation of an amendment to the Chapter 20.42 (Mariner's Mile) related to landscape standards. The Mariner's Mile Specific Area Plan was amended in 2000 and established new landscape standards. A hedge and palm row is required across the frontage of each parcel. The code requires that the hedge be Ligustrum J. "Texanum" (Texas Privet) and palms to be Washingtonia robusta (Mexican fan palm). The city has implemented this standard with several projects and based upon that experience, staff would like to explore an amendment to the standards to provide flexibility in the species and amount of landscaping. DISCUSSION The hedge and palm row is required to be planted at the back of the sidewalk. This location requires that the planting be low so as to not block vehicle sight distance. The Texas privet naturally grows to 6 -9 feet and to keep it to a proper height requires significant trimming. Staff would like to include several options to the species that would be more appropriate for the application within the standard. Staff would also like to have additional flexibility with the species of palm so the retention of existing palms of other species is permitted, and would also like to re- examine the number of trees required. The current standard requires 1 tree per every 18 feet of street frontage with the notion that a tree would be planted every 18 feet, although clustering is acceptable provided that a palm continuum is provided. Staff will be working with landscape professionals to suggest several options to the current species, such that the intent of the Mariner's Mile Strategic Vision and Design Framework, the policy document adopted in 2000 that led to the standards, is maintained. Chapter 20.42 — Landscaping Amendment Initiation May 20, 2004 Page 2 Environmental Review The initiation of an amendment to land use regulations is considered a planning study and is exempt from the environmental review per Section 15262 Guidelines for the Implementation of the California Environmental Quality Act. The possible future adoption a change to the regulations is subject to environmental review. Public Notice None is required for the initiation of amendments. RECOMMENDATION Adopt the attached draft resolution initiating an amendment to the Chapter 20.42 (Mariners Mile) of the City of Newport Beach Municipal Code. Prepared by: James W. Camp ell Senior Planner Exhibits: Initiation Resolution Submitted by: Patricia L. Temple Planning Director 2. Excerpt of Chapter 20.42 — landscape standards Exhibit I RESOLUTION NO. _ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH INITIATING AN AMENDMENT TO THE CHAPTER 20.42 (MARINER'S MILE) REGARDING LANDSCAPE STANDARDS. WHEREAS, existing landscape standards contained within Chapter 20.42 (Mariner's Mile) were adopted in 2000; and, WHEREAS, the standards provides no flexibility in the species of hedge plantings and palm trees; and WHEREAS, flexibility in the landscape standards may be desirable in order to best select a species for a given location and application; and, WHEREAS, Title 20 of the Municipal Code requires that any proposed amendment to a the Zoning Code be initiated by the adoption of a resolution of intention by the Planning Commission or City Council. NOW, THEREFORE, BE IT RESOLVED that .the Planning Commission of the City of Newport Beach hereby initiates an amendment to the Chapter 20.42 (Mariner's Mile) to consider possible amendments to landscape standards. PASSED, APPROVED AND ADOPTED THIS 2e DAY OF MAY, 2004. AYES: NOES: M Earl McDaniel, Chairman BY: Michael Toerge, Secretary 3 Page 20.42 -11 Specific Plan District N5 Mariner's Mile 2. SP -5 (RSC) District. a. The increased building height would result in more public visual open space and views than would result from compliance with the basic height limit. Particular attention shall be given to the location and orientation of the structure on the lot, the percentage of ground coverage, and on the treatment of all setback and open areas. b. increased building height would result in a more desirable archt tural treatment of the building and a stronger and more appealing V1 sual er of the area, within a general theme of the marine environm C. The increased 7ding height would not result in undesirable or abrupt scale relationshi being created between the structure and existing developments or pu 'c spaces. Particular attention shall be given to the total bulk of the cture including both horizontal and vertical dimensions. d. The increased height shall in case result in a floor area exceeding the floor area permitted by Chapter 2k63 and this chapter. (J) For the purpose of measuring height, the grade sh be natural grade, or 9 feet above mean low water level (6.27 feet above mean sea level), chever is higher. (K) SP -5 (RMC) District. Finished floor elevation for all new ctures or addition to an existing structures) other than floor area used for parking, shal 9 feet above mean low water level (6.27 feet above mean sea level). (L) The total gross floor area and building bulk limits specified in Chap 0.63 shall apply to all structures. For purposes of this Chapter, the 12 foot setback requi for potential future highway widening shall be included in the calculation of buil le area for purposes of determining gross floor area and building bulk limits. The setba shall be included in gross floor area and building bulk calculations even if some or of the setback, or any interest therein, has been dedicated to the City. Use permits to eed the base floor area ratio limits of Chapter 20.63 may be approved pursuant to S n 20.63.040 (C). (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 11120/01 EXHIBIT NO.2 A Page 20.42 -12 Specific Plan District #5 Mariner's Mile 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 Ligustrum j. "Texanum" (Texas Privet) planted a minimum of 30 inches on center dnd 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 18 feet. The number of palms resulting from this calculation is the minimum standard. 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. 8. 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. I naol 7 Page 20.42 -13 Specific Plan District #5 Mariners Mile 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. (N) Off- street parking spaces shall be provided as set forth in Chapter 20.66: Off - Street arking and Loading; however, off - street parking for all floor area/building bulk of any s tore subject to the front setback requirements specified in this section that exceeds 0.5 es the buildable area of the site exclusive of all setbacks may be waived by the Plannin ommission, or City council on appeal, upon a finding there will be no adverse impact on king in the area and the provision of the additional parking on site would create a hands (0) Notwithstanding the visions of Chapter 20.62, minor additions to a nonconforming residential structure or may be allowed, provided that such addition will not impact upon any public view thro or over the site, and provided further that such addition will not extend beyond any e g balcony nor result in a greater number of dwelling units within the project. (P) SP -5 (RSC) District. No dedication o t-of -way along the north side of Coast Highway shall be required pursuant to apter 13.05 (Street Improvements and Dedications) or Title 19 (Subdivision Code) ofNp Municipal Code, or as a condition to any parcel map or use permit for any project thahkoictly complies with the highway setback requirements unless all of the following conditibV have been satisfied: 1. The proposed project contributes to the need to wide acific Coast Highway to Master Plan standards; and 2. The project would generate more than 300 average daily trips; an 3. The proposed project exceeds 25,000 square feet of additional gross or area (assumes a base FAR use - minimum and maximum FAR uses shall be a ' ted M