HomeMy WebLinkAboutMariners Mile Landscape (PA2004-104)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 5
June 17, 2004
TO: PLANNING COMMISSION
FROM: Gregg B. Ramirez, Associate Planner
(949) 644 -3219, gramirezDcity 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)
Introduction
The Mariner's Mile Specific Plan 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 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 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 acting as the implementation
mechanism.
Based upon questions 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
Mariner's Mile Landscape Standards
June 17, 2004
Page 2
consultation with landscape professionals, the changes do not significantly stray from
the existing specific plan regulations or the Strategic Vision and Design Framework
goals.
Discussion
Hedges
The existing Speck Plan regulations require a Ligustrum j. 'Texanum' (Texas Privet)
hedge be planted in the required 4 foot continuous planter area across the entire
frontage of a property. 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. After discussion with both City and private landscape
professionals, 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 and are naturally lower growing
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
After discussions with City and private landscape professionals, 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
requirement will still provide enough trees to promote the visual coherence and
constancy discussed in the Mariner's Mile Strategic Vision and Design Framework while
going further to preserve views of the bay. The current requirement is believed by staff
and others to require too many trees which are too closely spaced. The Jiffy Lube
project is an example of the implementation of the current requirement.
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.
Mariner's Mile Landscape Standards
June 17, 2004
Page 3
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 constancy 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.
Recommendation
Staff recommends the Planning Commission recommend approval of the proposed
amendment to Title 20 of the Municipal Code to the City Council by adopting the
attached draft resolution. The proposed amendments have been included as noted by
strikani►t and underline in Exhibit `X of the Draft Planning Commission Resolution.
Prepared by: Submitted by:
Gregg S. Ramirez, Associatef lanner
Exhibit:
Patricia L. Temple, Planning Director
1. Draft Planning Commission Resolution No. 2004 -_
EXHIBIT NO. 1
.Draft Planning Commission Resolution No. 2004-
A
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.
'J
City of Newport Beach
City Council 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 17"' DAY OF JUNE 2004.
AYES:
NOES:
BY:
Earl McDaniel, Chairman
BY:
Michael Toerge, Secretary
no
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 j. "Texanum" (Texas Privet) planted a
minimum of 30 inches on center, the Buxus microphylla igponica (Japanese Boxwood)
planted a minimum of 18 inches on center or the Carissa macrocaroa "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 3-8 feet. The number of palms
resulting from this calculation 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.
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.
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 priming, 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.
no