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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 Page 3 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. P 0 0 ?R “-8. - I1 VILLAGES OF LA COSTA VICINITY MAP H &6??mo-v/wFosT: PP 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