HomeMy WebLinkAbout08/18/1998, 5 - CITY-INITIATED REZONING TO ADD AN ""H"" HISTORIC OVERLAY TO VARIOUS ZONES TO ESTABLISH THE RAILROAD HISTORIC DISTRICT."D
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C I T Y OF S A N L U I S O B I S P O
FROM: Arnold Jonas, Community Development D' r -
Prepared By: Jeff Hook, Associate PlannerG /
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SUBJECT: CITY- INIITIATED REZONING TO ADD AN "H" HISTORIC OVERLAY TO
VARIOUS ZONES TO ESTABLISH THE RAILROAD HISTORIC DISTRICT.
CAO RECOMMENDATION: Introduce an ordinance to establish the Railroad Historic
District by adding an "H" overlay zone.
DISCUSSION
Advisory Body Recommendation. At its July 22' meeting, the Planning Commission voted
5 -0 (Commrs. Ashbaugh and Jeffrey stepped down due to a potential conflict of interest) to
recommend that the City Council rezone the area shown in Exhibit A by adding an "H" overlay
zone to establish the Railroad Historic District.
Situation. Establishment of anew historic district is a key implementationprogram of the
recently adopted Railroad District Plan. On June. 16' , the City Council adopted the Railroad
District Plan as an "area plan", approved the negative declaration of environmental impact, and
initiated rezoning to apply a historic "H" overlay zone to properties within the historic district
(resolution attached). The approved environmental determination included the proposed historic
district rezoning. The Cultural Heritage Committee (CHC), Architectural Review Commission
(ARC) and Parks and Recreation Commission also endorsed the Railroad District Plan and the
proposed historic district.
Proposed Railroad Historic.District.The Railroad District is a narrow corridor
encompassing about one -half square mile and extending along the railroad right -of -way for a
distance of about 1.7 miles in roughly a north -south axis. The proposed historic district, shown in
Exhibit A, includes the original railroad yard, plus residential and commercial - zonedproperty on
the west side of the railroad right -of -way. The district boundaries include the most active and
visible section of railroad right -of -way in the County. While many of the original railroad yard
structures are gone, some of the most important railroad structures remain. The widened right -of-
way of the original yard, first developed in the 1880s, also remains, along with many older
residential and commercial buildings which developed with and were an integral part of the railroad
yard. '
The California State Historic Preservation Office has designated the railroad yard as a historic
district, eligible for the National Register of Historic Places. As described in the Railroad District
Plan (excerpt attached), some 20 principal historic buildings or railroad features, plus numerous
secondary or " contributing" historic structures are located within the proposed historic district
boundaries. With adoption of the H overlay zone, historically and architecturally significant
Council Agenda Report - Historic District Rezoning
Page 2
buildings and features would receive special consideration as part of new development proposals to
protect the district's historic significance. Local, state and federal law provide for special review
and preservation measures for historically designated structures and neighborhoods during
development review and give these features or areas preference in allocating historic preservation
and rehabilitationgrant fiords.
City Historic Districts The City has four historical districts: Mill Street, Downtown,_ Old
Town, and the Chinatown Historic District. The proposed rezoning would establish a fifth historic
district, designated as the "Railroad Historic District." The purpose of historical preservation
districts is to identify older parts of San Luis Obispo that exhibit important aspects of our
community's history and merit special preservation efforts. Historic districts are designated by
applying an H overlay zone to any base zoning. They identify areas, parcels, or structures that are
architecturally or historically important and that may be eligible for benefits offered through the
City's Historical Preservation Program. The H zone may be applied to areas or individual
properties with one or more of these characteristics:
Where buildings with pre -1941 architectural styles create a recognizable neighborhood
character;
2. The area or property contains structures which a) are good or excellent examples of pre-1941
architecture, or b) were designed by eminent architects or designers, or c) are community
architectural landmarks;
3. The area or property contains structures that are included in the City's Master List of Historic
Resources;
4. The area, property or structures were owned or occupied by someone who had a significant role.
in the history of the city, region, state or nation.
All of these criteria apply to various properties within the Railroad area. The Railroad District Plan
describes some twenty architecturally or historically significant structures built before 1941. Some,
like the Railroad Depot or the Park Hotel, are community landmarks which give the Railroad
"neighborhood" its distinctive appearance. Many of the area's structures were owned or occupied
by Southern Pacific Railroad, at one time the City's largest employer and a major influence on its
growth and development. An early daily newspaper, the Tribune Republic, was published in a
building on Santa Barbara Street, within the proposed district. This building was restored several
years ago and is now apartments. The "Tribune Republic Building" is listed on the National
Register of Historic Places and the City's Master List of Historic Resources.
Procedure For Establishing Historic Districts Appendix E of the City's Historical
Preservation Program Guidelines describes the steps needed to establish a historic district
(attached). Typically, the CHC. initiates historic district designation and its recommendation is
forwarded to the Planning Commission and City Council. In this case, the City Council initiated
the rezoning as part of its resolution approving the Railroad District Plan. The CHC endorsed
�" -2
Council Agenda Report - Historic District Rezoning
Page 3
rezoning to create a new historic district when it reviewed the Railroad District Plan. Rezoning is
accomplished by an ordinance which rezones all properties within the district by adding the H
overlay zone to the existing base zone. For example, C -S -S would become C- S -S -H. Once
approved, the new historic district boundaries and zoning are reflected on the official Zoning Map.
Effects of Historic Rezoning. Applying an H overlay zone will not affect allowed land uses,
property ownership, tenancy, or development standards; nor would it affect property taxes. Its
purposes are: 1) to help preserve and restore historic resources as part of new development; 2) to
ensure that new development complements the district's historic character; and 3) to make H -zoned
properties eligible for special historic preservation programs such as rehabilitation loans and giants,
tax incentives for historic rehabilitation, and city - provided historic plaques. The practical effects of
rezoning would be: 1) to require at least a "Phase 1" surface archaeological study prior to new
development to determine whether historic or pre - historic cultural resources are present; and 2) to
require architectural review of new development of H -zoned properties for consistency with the
General Plan, Historic Preservation Program Guidelines, and the Railroad District Architectural
Guidelines. This review would be part of existing development review procedures. The district
will also be identified by historic street signs at major entry points. These programs will give
special recognition to the district's important historic role and contributions.
FISCAL IMPACT
Rezoning would not result in any immediate fiscal impact. As a follow -up program to
establishing the Historic District, the Railroad District Plan calls for the installation of historic
district street signs. The historic district street signs should be considered in the 1999 -2001
Financial Plan and installed at main entries to the District. Estimated cost to install six historic
district signs is $1800. Over time, establishment of the Railroad Historic District Plan is
expected to have a positive fiscal impact by encouraging private reinvestment and tourism in
the District. To the degree that the Plan encourages private investment in the District, the City
will reap indirect fiscal benefits due to enhanced property, retail sales and transient occupancy
tax revenues.
ALTERNATIVE
1. Continue consideration of the rezoning. There is no deadline for City Council action.
Council may direct staff to modify the area shown for rezoning, as appropriate.
Attachments:
-Draft Council Ordinance
- Exhibit A: Proposed Railroad Historic District boundaries
- Railroad District Plan excerpt
- Historic Preservation Program Guidelines excerpt
-City Council ResolutionNo. 8817 (1998 Series)
-Draft Planning Commission Minutes
;h/L:RRDPrcmne.ccipt S 3
ORDINANCE NO. (1998 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL ZONING MAP TO ADD ANKH" HISTORIC
OVERLAY ZONE TO PROPERTIES IN THE RAILROAD AREA TO ESTABLISH
THE RAILROAD HISTORIC DISTRICT
(8105 -98)
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider establishing a Railroad Historic District to implement General Plan policy and the
Railroad District Plan;
WHEREAS, the proposed "H" historic preservation overlay zone will promote City
policies encouraging preservation and rehabilitation of historic properties and comes to the
Council with a favorable recommendation from the Cultural Heritage Committee and the
Planning Commission; and
WHEREAS, the potential environmental impacts of the change have been evaluated in
accordance with the California Environmental Quality Act (CEQA) and the City Environmental
Guidelines as part of the review of the Railroad District Plan (ER 31 -98).
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1: Zoning Map Designation. Properties within the proposed historic
preservation district as shown on Exhibit A shall have an "H" overlay zone added to the base
zoning
SECTION 2. Environmental Determination. The City Council hereby affirms that: 1)
the negative declaration (ER 31 -98) granted for the Railroad District Plan adequately addresses
the environmental effects of the proposed action, and 2) that the proposed rezoning will not have
a significant adverse impact on the environment.
SECTION 3. Findings. The City Council finds that the proposed H district overlay
zoning is appropriate based on the following findings:
A. The proposed rezoning will not be detrimental to the health safety and welfare of persons
living or working in the area or at the site.
B. The proposed rezoning is consistent with and implements policies and programs in the
general plan and Historic Preservation Program Guidelines.
.:r -//
Ordinance No. (1998 Series)
Page 2
C. The proposed historic district and rezoning is appropriate at the proposed location and
will help ensure that new development is designed to be architecturally compatible with
the distinctive historic character of the Railroad District.
D. The properties are within an area where buildings with pre -1941 architectural styles
create a recognizable neighborhood character.
E. The area or properties to be rezoned contains structures which a) are good or excellent
examples of pre -1941 architecture, or b) were designed by eminent architects or
designers, or c) are community architectural landmarks.
F. The area or properties to be rezoned contains structures that are included in the City's
Master List of Historic Resources.
G. Some of the area, properties or structures to be rezoned were owned or occupied by
someone who had a significant role in the history of the city, region, state or nation, as
further described in the historic descriptions contained in the Railroad District Plan.
SECTION 4. Publication and Implementation. A summary of this ordinance, approved
by the City Attorney, together with the names of the Council members voting for and against
it, shall be published at least five days prior to its final passage, in the Telegram- Tribune, a
newspaper published and circulated in this City
expiration of thirty (30) days after its final passage.
This ordinance will go into effect at the
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis
Obispo at its meeting held on the day of , 1998, on motion of
. seconded by . and on the following roll call vote:
Ayes:
Noes:
Absent:
S%.15r
Ordinance No. (1998 Series)
Page 3
Mayor
ATTEST:
City Clerk
APPROVED:
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APPH1stDorlca "Pres rvatlon Distrlctsding or establishing
1. Who Can Amply?
Any person may request that a property or group of properties be included
within or excluded from a Historical Preservation District. The Cultural
Heritage Committee, Planning Commission or the City Council may also initiate
an application.
2. Where and How to A—PS11
A standard application for a "rezoning" must be completed and submitted to the
Community Development Department. Also, an applicant must submit:
A map (9-1/2" x 111) from the official zone map; with the area to be-
changed shaded or outlined in a heavy, black line, and the proposed change
clearly labeled.
All information that shows how the proposed rezoning (establishment of an
"H" designation) complies with the purpose and application provisions of
Chapter 17.54 of the city's Zoning Regulations (see attached excerpt).
Property owners' list and map showing the area included in the list. (For
instructions on how to prepare the property owners' list, ask for the
instruction sheet at the Community Development Department.)
There is no fee for filing an application to create or amend a Historical
Preservation District. For more information about preparing a rezoning
application, phone or visit the Community Development Department.
3. Actions by the City.
Three groups review and act on applications to amend or create a Historical
Preservation District:
a. The Cultural Heritage Committee will schedule an advertised public hearing
to consider "H" district applications. The CHC will forward its
recommendations to approve or deny an application to the Planning Commission:
b. The Planning Commission will consider the CHC's recommendation and will send
its own recommendations for action on the proposal to the City Council.
c. The City Council will consider the recommendations of the CHC and Planning
Commission and will either approve or deny the application. If the council
approves an application, the City Clerk will send the applicant a copy of the
ordinance that affirms this action.
(Excerpt from City Zoning Regulations)
Chapter 17.54
HISTORICAL PRESERVATION (H) ZONE
Sections:
17.54.010 Purpose and Application
17.54.020 Allowed Uses
17.54.030 Property Development Standards
17.54.010 Purpose and Application
A. The H zone identifies parcels, areas or structures that (1) are architecturally or
historically important, and (2) may be eligible for ,benefits offered through
Historical Preservation Program. the City's
B. The H zone may be applied to areas with any of the following characteristics:
1. The property is within an area where buildings with pre -1941 architectural styles
create a recognizable character.
2. The property or area contains structures which (a) are good or excellent examples
of pre -1941 architecture, or (b) were designed by eminent architects or designers, or (c)
are community architectural landmarks.
3. The property or area contains structures that are included in
List of Historical Resources, . the city's Master
4. The property, area or structure was owned or occupied by someone who had a
significant role in the history of the city, region, state or nation.
17.54.020 Allowed Uses.
Uses shall be as provided in the underlying zone. (Ord. 941 sl (part), 1982: prior
code s 9203.16 (B))
17.54.030 Property Development Standards.
Property Development Standards shall be as established by the underlying zone. (Ord.
941 sl (part), 1982: prior..code x9303.16 (C)
s��
RESOLUTION NO.8817 (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE RAILROAD DISTRICT PLAN
WHEREAS, the Cultural Heritage Committee, Planning Commission, Parks and
Recreation Commission, and the Architectural Review Commission have held public hearings
on the Draft Railroad District Plan; and
WHEREAS, after reviewing the Draft Plan and considering public testimony, these
advisory bodies recommended that the City Council approve the Railroad District Plan,
including policies and programs regarding historic preservation, transportation and circulation,
land use, and aesthetics; and
WHEREAS, the Director of Community Development has issued a negative
declaration of environmental impact, pursuant to provisions of the California Environmental
Quality Act (CEQA) and based on an initial environmental study (ER 31 -98) which was
prepared and circulated for the required public review period; and
WHEREAS, in consideration of public testimony, advisory body recommendations,
staff analysis, and its own deliberations, the City Council has determined that the Railroad
District Plan is necessary to implement General Plan policies and programs designed to
preserve historic resources, encourage alternative transportation modes, establish architectural
guidelines and improvements for designated "Optional Use and Special Design Areas,
improve public access to parks and open space, improve the safety and appearance of streets
and public areas, and enhance the economic vitality of the City's mixed -use Railroad District.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
s- 1g,
Council Resolution No. 8817 (1998 Series)
Page t
SECTION 1. Findings.
1. The Railroad District Plan is in conformance with the General Plan and with the City's
Historic Preservation Program Guidelines intended to preserve historic resources and
area
2. The Railroad District Plan is an "Area Plan", intended to carry out policies and programs
of the General Plan and to guide public and private development, public improvements, and
capital improvement programming within the District as defined by the Plan.
SECTION 2. Environmental Determination (ER 31 -98). The City Council has considered
the environmental determination for the Railroad District Plan and hereby approves a negative
declaration of environmental impact, pursuant to the California Environmental Quality Act.
SECTION 3. Plan Adoption. The Railroad District Plan is hereby adopted as an area plan
guiding public and private land use and improvements within the area identified in the Plan as
the "Railroad District."
SECTION 4. Implementation. To implement the Railroad District Plan, the City Council
hereby directs that:
A. The Community Development Director shall initiate rezoning of the Railroad
District to add a historic "H" overlay zone to properties within the District,
including architectural guidelines intended to preserve the District's unique
architectural character.
B. City Departments shall implement the Railroad District Plan through their design
and development of capital improvement programs, operating programs, and in
developing budgeting and grant requests.
Council Resolution No. 8817 (1998 Series)
Page 3
Upon motion of Williams seconded by
Roalman , and on the following roll call vote:
AYES: Council Members Williams, Roalman, Romero and Mayor Settle
NOES: None
ABSENT: Council Member Smith
The foregoing resolution was adopted this 16th day of June , 1998.
Maycrr'-Alen Settle
ATTEST:
APPROVED AS TO FORM: .
jhIL:RRDP.ccm
51-
1:: 1
. SAN LUIS OBISPO
PLANNING COMMISSION
MEETING MINUTES
JULY 22.) 1998
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, July 22, 1998, in Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California.
ROLL CALL:
Present: Commissioners John Ewan, Jan Howell Marx, Mary, Whittlesey, David
Jeffrey, John Ashbaugh, Paul Ready and Chairman Charles Senn
Absent: None
Staff
Present: Development Review Manager Ron Whisenand, Recording Secretary
Leaha Magee, Associate Planner John Shoals, and Assistant City Attorney
Gilbert Trujillo.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
ACCEPTANCE OF THE MINUTES:
The minutes of June 24, 1998, were accepted as presented.
PUBLIC COMMENT ON NON - AGENDA ITEMS:
There were no public comments.
PUBLIC HEARINGS:
1. Citywide: R 105 -98: Addition of Historic Overlay Zone (H) to establish a Railroad
Historic District; City of San Luis Obispo, applicant.
Commissioners Ewan and Jeffrey refrained from participation due to potential conflicts
of interest.
S�z�
Draft
Planning Commission Minutes
July 22, 1998
Page 2
Associate Planner Shoals presented the staff report and recommended the Planning
Commission recommend to the City Council adoption of an ordinance establishing the
Railroad Historic District.
Commissioner Whittlesey asked if historic houses such as the Stationmaster's house and
other properties on Henry, Iris, Jennifer, and George that were previously addressed by
the Commission will be included in the district.
Development Review Manager Whisenand said that the proposed Railroad Historic
District does not include the Ella Street neighborhood but that the Cultural Heritage
Committee was expected to review the Ella Street neighborhood for possible historic
district status in the future. He said that Long -Range Planning staff would report back to
the Commission on this issue at the next meeting.
Chairman Senn asked if neighborhood workshops have been held.
Development Review Manager Whisenand replied yes, at the library.
Chairman Senn expressed concern about tax benefits and other issues related to national
historical designations.
There were no further comments/questions and the public comment session was opened.
PUBLIC COMMENTS:
There were no comments made.
COMMISSION COMMENTS:
Commissioner Marx moved to recommend to the City Council adoption of an ordinance
establishing the Railroad Historic District. The motion was seconded by Commission
Ashbaugh.
AYES: Commissioners Marx, Ashbaugh, Whittlesey, Ready, and Chairman Senn
NOES: None
REFRAIN: Commissioners Ewan and Jeffrey
The motion carried 5 -0.
j =z2
08/18/1998 13:15 2067836087 GRAVEMAKER:50ULE rAUt Ul
2620 N.W. 56`s Street #201
Seattle, WA 98107
August 18, 1998
Mayor and City Council
San Luis Obispo
c/o Jeff Hook, AICP
planning Division
City of San Luis Obispo
990 Palm Street
San Luis, Obispo 93401 -3249
MEETING AGENDA S
DATE lb/ k f ITEM #..
RECEI ED
AUG 18 98
CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
Re: Proposed rezoning - Historic Railroad District
Dear Mayor and City Council Members:
As a property owner at 1018 and 1022 Church Street, I read with interest
and concern of the proposed Railroad Historic District and Rezoning. I have
some questions and issues for you to consider.
What is the long range thinking for the area around the railroad station? My
property is currently zoned residential? Is there consideration that this
designation will be changing? Will the area be changing from residential to
commercial use?
Is part of the idea of the redesignation to encourage development?
What exactly would be involved in an archaeological study prior to site
disturbance? Would there be any funding available to owners for these
studies - particularly for small projects?
My property is across from the Villa Rosa project and it has had a
considerable negative inpact on the tennants - much higher noise level from
trucks, trash pick -up at 5:30 in the morning, throwing of bottles in the
trash. Is any more of this type of large development being planned for the
railroad station area?
I would like to see this designation tied to availability of rehab grants and
low interest loans. I would be interested in doing some upgrading and
rehab of my property if these were available.
Sincerely,
Mary & Soule
M& D1R
❑ FlN DIR
❑ FlRE CHIEF
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❑ PW DIR
❑ POLICE CHF
❑ REC DIR
❑ UTIL DIR
O PIERS DIR