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HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (5)DATE: AUGUST 25, 1994 TO: OPEN SPACE ADVISORY COMMITTEE FROM: ANNE HYSONG, ASSISTANT PLANNER SUBJECT: CT 93-09 - OCEANBLUFF - Request for Determination of the intent of the required 50' greenway along Poinsettia Lane through the Zone 20 LFMP/Specific Plan area. The Open Space Advisory Committee normally only reviews Specific Plans, Master Plans, and major development proposals, however, staff is requesting a specific determination on the intent of the 50' greenway/setback designated along Poinsettia Lane in Zone 20 so that staff can properly preview the Oceanbluff subdivision currently in process. The Committee reviewed the Zone 20 Specific Plan open space plan prior to its approval in 1993. The proposed Oceanbluff subdivision is located at the northwest corner of future Blackrail Court and Poinsettia Lane. The project applicant is in disagreement with staff regarding the use of the required greenway/setback. The applicant claims that the Open Space Committee intended that the 50' greenway/setback area function as a structural setback only and that usable yard areas are permitted within the setback. As shown on Exhibit "A", the proposed project will utilize the 27' of the 50' setback as usable yard areas with the required sound wall located 23' behind the right-of-way line at road grade. The proposed project is inconsistent with staffs understanding that: 1) the 50' setback is to function as a greenway which can be located within property lines but should not include usable yard areas; and 2) the greenway, including a 20' wide trail easement, will be restricted by an open space easement and uniformly maintained by a homeowner's association. Staff's understanding is based on the following: 1. According to the City's OSCRMP: a) a greenway should be a minimum of 100 feet wide unless other factors warrant a narrower corridor. Greenways will typically accommodate trails to allow public enjoyment of open space areas and should be located separate from (not adjacent to) arterial or other major roadways, unless other factors preclude such separation; however, b) Due to multiple ownerships/small holdings in Zone 20, flexibility from these standards was given through allowing the required 50' setback along Poinsettia to be used as a greenway in which a trail is provided. Open Space Advisory Comniittee August 25, 1994 Page 2 2. The Zone 20 Specific Plan specifically provides for a 50 foot landscaped setback on both sides of Poinsettia Lane which is counted as part of the Specific Plan open space. The setback is to provide an aesthetically pleasing thoroughfare as well as providing an additional distance between the travel lanes and future residences (thereby reducing the noise impact generated by traffic). The Specific Plan states that these setbacks shall be consistent with the City's Landscape Guidelines Manual and Scenic Corridor Study implying that the greenway/setback shall be uniformly landscaped. The specific plan also states that where topography permits, a separated bike and pedestrian trail within the 50' setback along Poinsettia Lane should be considered. DISCUSSION/RECOMMENDATION The impact to the overall green way that the Oceanbluff project will create is minimal since only eight single family lots are involved. Staff has brought this question of the intent of the greenway before the Advisory Committee because a determination that all or a portion of the greenway should or should not be utilized for private use has the potential to set a precedent throughout Zone 20, and perhaps the City. The issue requires a determination as to whether greenways are intended to be exclusive of any type of private development. If private development is permitted to encroach, then what kind of development or usage is permitted and to what extent? Staffs recommendation is that the Open Space Comniittee support the concept of greenways as a citywide open space priority and determine that greenways are not to be developed for urbanized uses in accordance with the OSCRMP. This recommendation is based on a determination that the encroachment of urbanized uses which include any private development such as structures, sound walls, usable yard areas, or other types of nonstructural uses have the potential to diminish the quality of the greenway as an open space amenity. If the Open Space Committee concurs and determines that no encroachment by private development should occur within designated greenways, staff will require that the Oceanbluff project and all future projects in Zone 20 avoid encroachments into the required greenways. If the Advisory Committee agrees with the applicant that private development may encroach into the 50' greenway/setback, then staff requests that the Advisory Committee determine how much and what type of encroachment is acceptable. Staff will require consistency with the Advisory Committee's determination for the Oceanbluff project and future projects in Zone 20. ATTACHMENTS 1. Oceanbluff Tentative Map 2. Exhibit "A" AHrlh CT9309.OS