HomeMy WebLinkAbout2001-08-20; Parks & Recreation Commission; 801-9; Park Development UpdatePARKS & RECREATICIN COMMISSION -AGENDA BILL
AB# 500-4 TITLE : 0 INFO
MTG. DATE: 5/15/00 MEDIAN LANDSCAPE VARIANCE-
DEPT. Recreation
STAFF: Steyaert
DIV. Park Dev. ACTION VILLAGES OF LA COSTA
RECOMMENDED ACTION :
Approve variance request with revisions as noted by staff.
ITEM EXPLANATION :
Background
The Landscape Manual outlines specific median layouts and plant materials for the major arterial
roads within the City (e.g. El Camino Real, Poinsettia Lane, etc.). The standards in the Manual
specify the layout of the median planters, concrete pattern, tree and shrub types for each
individual arterial road. The purpose is to create consistent “themes” throughout the City.
Developers of the adjacent land are required to design and construct the medians. From time to
time, the developers, for one reason or another, request a “variance” from the standards in the
Manual. A section in the Manual provides a process for the developer to request the variance. If
it is a significant variance, then this request comes before the Parks and Recreation Commission
for their consideration. This is because it is the charge of this Commission to oversee median
landscaping.
The developer of Villages of La Costa has requested a major variance in the standards of the
landscape manual for several significant sections of medians on several major arterials that pass
through or near his project and for which he is responsible to construct.
Variance Request
The proposed variance is outlined in detail in Exhibit A. A summary of the proposed changes are
as follows:
A. Increase the amount of landscaping within the medians. As mentioned before, the
Manual outlines the specific layout of the planters and patterned concrete. The applicant‘s
proposal is to increase the planting area, and decrease the concrete portion for the
following road sections:
1. Rancho Santa Fe Rd. (through areas with development adjacent to the road), Alga
Rd., and Poinsettia Lane: Proposal - increase each planter from 20’ long x 14’wide
(as specified in the Manual) to 70’ long x 14’ wide (refer to Exhibit A, “Proposed
Median Layout” drawing).
continuous landscape median without any concrete between (refer to Exhibit A, “The
Oaks” drawing).
2. Rancho Santa Fe Rd. (as it passes through open space): Proposal- Create a
AB# 500-4
Page 2
B. Change some of the plant material called out in the Landscape Manual to different
species. The Manual outlines specific trees and shrubs in the median and ROW of
designated arterial roads in order to create “themes”. Proposal - The applicant proposes
some modification to the specified plants (refer to Exhibit A).
C. Create meandering sidewalks with trees planted in the City right of way (ROW). The
Manual calls for street trees to be located just outside the ROW so that the private
development will take on maintenance responsibilities. Proposal - The meandering
sidewalk and trees within the ROW would occur on the majority of the new arterial roads
proposed.
Considerations
In general, the following considerations should be made when taking into account a variance of
this type.
A. Will the variance create undue maintenance impacts on City forces?
B. Will the variance still meet the intent of the Landscape Manual in providing “visual linkages
and identities”?
C. Is the proposal safe?
In response to the potential maintenance impacts, the developer is proposing that gJ the
andscape areas in the medians and in the ROW for Rancho Santa Fe Rd, Alga Rd., and
Doinsettia Lane, installed as part of the Villages of La Costa, be maintained by the Homeowner’s
4ssociation (HOA) of the respective adjacent developments (this would be similar to what has
3een done in Aviara along Alga Road where the median landscaping has supplemented and the
4viara Master HOA maintains the medians and ROW). Therefore, with the assurance that the
medians and ROW will be privately maintained, which will be written into the HOA Covenants,
Zonditions and Restrictions (CC&Rs), staff has no concern related to item A above.
Soncerning item B and C above, staff cannot support the proposed variance as it is currentlv
wtlined. In staff’s opinion, revisions must be made in the proposal in order to make the variance
acceptable. Staff believes, with the following revisions, the variance can meet the intent of the
andscape manual in providing visual linkages and identities and create a safe design.
Staffs Suggested Revisions
A. Poinsettia Lane (Carrillo Way):
1. Median tree shall be California Sycamore (not Poplars).
2. The median treatment shall transition to match the existing plantings currently in
place in the median on Poinsettia Lane in Rancho Carrillo. The developer shall
submit a transition plan for Park and Recreation Dept. staff approval prior to approval
of the Villages of La Costa Master Plan. c.- i, ..\ UBY
AB# 500-4
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3. Median concrete pattern and color shall match existing Rancho Carrillo concrete on
the entire segment.
I B. Rancho Santa Fe Road:
I. Through the open space (refer to Exhibit A, “Sections” FF): Eliminate California
Oaks in the median and substitute another tree to be approved by the Park and
Recreation staff).
2. The median design shall include a minimum continuous 18” concrete border
(including the curb) for maintenance purposes and a minimum 30’ long concrete
section every 400’ (min.) for maintenance vehicles to pull off the onto the median.
I Conclusion Staff has had preliminary discussions with the developer‘s landscape architect regarding the
revisions proposed by staff. However, at the writing of this report, staff has not heard whether or
not these revisions are acceptable to the developer.
Should the developer not agree to the changes, staff recommends that the Commission deny
the variance request based on one or more of the following findings:
1. The proposed variance does not meet the intent of the policies of the Landscape
Manual in creating consistent themes and visual linkages.
2. That the proposed variance will be detrimental to the health, safety, and welfare of
persons residing, working, playing or traveling through the area and will adversely
impact other property in the vicinity.
Should the developer agree with staffs recommended revisions, staff recommends approval
of the variance with the approved changes.
EXHIBITS:
A. Developer’s proposed Variance.
B. Landscape Manual excerpt “Variances and Alternative Compliance”.
..
Villages of La Costa
Variance Request: Landscape Design of Arterial Streets
This document describes and illustrates proposed variances to the Landscape Manual in regards to
Arterial Streetscape designs as the following roads pass by or through the Villages of La Costa
(The Greens, The Oaks and The Ridge). The roads include portions of El Camino Real, Poinsettia
Road-Carrillo Way, Alga Road and Rancho Santa Fe Drive.
The design variances are listed below, first is the requested variances followed by the requirements
from the Design Manual. There is also a location plan, an enlargement of a portion of Rancho Santa
Fe Drive and cross sections of the roads illustrating the design intent.
The requested revisions are, in the applicants view quite minor, yet respond better to environmental
conditions and the desire to retain visual continuity of the street yet develop a distinctive identity
for the projects.
A net effect of the proposed revisions will be to increase the amount of landscape within the public
right of way. The owner will arrange with the City to maintain the planted areas within the public
right of way through the Homeowner’s Association of the adjacent development.
In some cases, a meandering sidewalk or trail moves in and out of the Public Row. An overlaying
easement on the walkway would be established to insure public access on private property. The
trail or walk would be publicly maintained.
Please note the following requirements from the Landscape Manual preceded by the requested
changes, if any.
El Camino Real
No changes, see Section AA
Theme: Scenic Corridor tying City together
Planting Scheme: Formal Landscape: Median Tree - Tristania conferta (Brisbane Box)
Median Shrub - Rhaphiolepis indica ‘Pink Cloud’ (India Hawthorn)
Theme Tree - Platanus acerifolia (London Plane Tree)
Support Trees - Eucalyptus species, Tristania conferta (Brisbane Box)
EXHIBIT A 029
Carrillo Way - Poinsettia
This road passes through significant open space areas ’which we would like to celebrate by
enhancing the native character and bringing the natural landscape to the street’s edge. Also there
is an existing stand of Eucalyptus in a small portion of the road. Here we would add some
Eucalyptus to augment the existing. The proposal also would use the Liquidamber in a formal row
only in front of the development areas. The remaining areas will use the Landscape Manual plants
palette through informal massing. See Sections BB and CC.
Theme: Riparian and historical context
Planting Scheme: Informal
Landscape: ’ Median Tree - Populus fremontii (Western Cottonwood)
Median Shrub - Trachelospermum jasminoides (Star Jasmine)
Theme Tree - Alnus rhombifolia (White Alder)
Support Trees - Liquidamber styraciflua, Populus fremontii (Western
Cottonwood)
Median Island
Concrete: Surface Texture - Riverstone (“Bomanite” color or equal) Color - Dark Grey
Alga Road
We propose to use Pinus eldarica in formal rows at the development areas only and will retain Pinus
canariensis in the medians. See Section DD.
Theme: Coastal Foothills
Planting Scheme: Informal
Landscape: Median Tree - Pinus canariensis (Canary Island Pine)
Median Shrubs - Coprosma kirkii (west of El Camino Real), Lantana M. species
(east of El Camino Real)
Theme Tree - Pinus canariensis (Canary Island Pine)
Support Trees - Eucalyptus cladocalyx
Pine species
Median Island
Concrete: To match existing median condition in Alga Road.
Rancho Santa Fe RoadMelrose Drive
Where the HCP lies on both sides of the road, the proposal is to bring the open space character to
the road edge and within the median. Also to enhance this concept, the proposal includes a
continuouslv tianted median without the hardscape intervals. To augment the HCP character the
proposal includes adding larger native tree species (i.e. Live Oak and Sycamore) near the road edge
and in the median. Oak specimens in the median will be held to the centerline and be selected for
their upright character creating a higher canopy. Jacaranda will be used in formal rows at the road
edges in the development areas only. See Sections EE and FF.
Theme: Foothills Landscape
Planting Scheme: Informal
Landscape: Median Tree - Pinus roxburghii (Chir Pine)
Median Shrub - Juniperus c. ‘Pfitzerana compacta’ (Rancho Santa Fe)
Pittosporum t. ‘Wheelerii’ (Melrose Drive)
Theme Tree- Pinus torreyana (Torrey Pine)
Support Tree -Jacaranda acutifolia, Pinus roxburghii (Chir Pine)
Median Island
Concrete: To match existing in Rancho Santa Fe Road.
I The following diagram illustrates the proposed median treatment compared to the Landscape
Manual standard.
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VILLAGES OF LA COSTA VICINITY MAP
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VILLAGES OF
LA COSTA SECTIONS
MASTER PLAN STUDY FOR RANCHO SANTA FE DRIVE awm omo 89
EXCERPT FROM THE CiTY OF CARLSBAD LANDSCAPE MANUAL
INTRODUCTION
(cont)
Variances may be granted from the policies and requirements of this manual by the City from time to time if undue hardships or special circumstances make the variance request necessary.
Where the literal interpretation and enforcement of the requirements of this
document would result in practical difficulties, environmental degradation, or
results inconsistent with the general purpose of this document, formal written request to vary from these requirements shall be made to the Planning Director,
City Engineer, or Parks and Recreation Director. The City department to which
this written request is made will depend on the type of variance requested and which department is responsible to oversee the requirement for which the
variance is being sought.
Before any variance is granted, the following findings must be made:
1. That there are extraordinary or unusual circumstances or conditions applicable to the project necessitating a variance from the requirements of
this document.
2. That the proposed variance will not be detrimental to the health, safety, and general welfare of peisons residing, working, playing, or traveling through the area and will not adversely impact other property in the vicinity.
requirements of this document. ’
3. That the proposed variance meets the intent of the policies and
The written request for variance shall describe the variance and justification for such variance and address how each of the findings above can be made.
If, in the opinion of the Planning Director, City Engineer, or Parks and Recreation Director, the variance is justified and the findings cgn be made to support the variance, the variance may be issued by the applicable City department without a public hearing.
City may decide, at their discretion, to put the variance before the Planning Commission and/or Parks and Recreation Commission for public hearing if it is felt that the variance is of such a nature that Commission and public review
is warranted.
EXHIBIT B