HomeMy WebLinkAbout10/16/2001, PH 6 - ORDINANCE ADOPTING BUILDING SETBACK LINES FOR SANTA BARBARA AVENUE BETWEEN HIGH AND BROAD STREETS. council M°�fi"°�
October 16.2001
acEnaa RepoRt It.m Nmn6.
C I T Y OF S AN LU IS O B I S P O
FROM: Mike McCluskey,Director of Public W
Prepared By: Terry Sanville, Principal Transportation Planner?
SUBJECT: ORDINANCE ADOPTING BUILDING SETBACK LINES FOR SANTA
BARBARA AVENUE BETWEEN HIGH AND BROAD STREETS.
CAO RECOMMENDATION
As recommended by the Planning Commission, introduce an ordinance:
1. Approving a mitigated negative declaration on environmental impact (including
amendments and supplemental mitigation); and
2. Amending Section 17.74 of the Municipal Code to establish official building setback
lines along the east side of Santa Barbara Avenue between High Street and Broad Street
that expand the Santa Barbara Avenue right-of-way by seven(7)feet.
REPORT-IN-BRIEF
The Planning Commission recommends that the City Council adopt an ordinance creating official
building setback lines along the east side of Santa Barbara Avenue between High and Broad
Streets. These setback lines would extend by seven (7) feet the area reserved as a public street
right-of-way. The purpose of the setback lines is to prohibit new buildings from being constructed
in an area that may be needed for future street purposes.
Widening the east side of Santa Barbara Avenue by seven feet will enable the installation of a
center turn lane and left turn pockets at intersections while maintaining curb parking along the west
side of the street and existing bicycle lanes. An initial environmental study has been prepared that
evaluates both the creation of the building setback lines and the actual widening of the street.
Mitigation measures have been incorporated into the design of the project that addresses impacts to
aesthetic and cultural resources and that deal with hazardous materials remediation..
DISCUSSION
1. Background. Over the years traffic levels have increased along Santa Barbara Avenue.
Conflicts exist when motorists attempt to tum into driveways of adjoining uses or at intersections
and block the single travel lane. In 2000, the City Council received a report from consultants and
staff that presented options for managing traffic along Santa Barbara Avenue to reduce conflicts.
At that time the Council approved a street design that would require Santa Barbara Avenue to be
widened along its east side by 2.1 meters (7 feet) between Upham Street and Broad Street.
Council Agenda Report—Sante Barbara Avenue Building Setback Lines
Page 2
This approved street configuration will provide for parking along the west side of the street,
sidewalks and bike lanes on both sides, one travel lane in each direction, a new continuous center
turn lane, and left turn lanes at intersections. This new street configuration was incorporated into
the recently completed Railroad Transportation Center and the under construction Rarig
commercial building that front the segment of Santa Barbara Avenue between Upham and High
Streets.
In January 2001, the City Council directed the Public Works Staff to initiate the adoption of
building setback lines for the remaining segments of Santa Barbara Avenue—from High Street to
Broad Street. The purpose of the proposed plan lines is to reserve an expanded public right-of-
way (ROW) area for future street purposes and preclude encroachment by new structures. It is
envisioned that the expanded ROW would enable the continuation of a center tum lane between
High Street and Roundhouse Avenue and installation of left turn lanes at the Santa Barbara-High
and Santa Barbara-Roundhouse intersections. The envisioned cross section design of the street is
shown below.
Existing Cross Section
a' L4' L6'
fto est 10'
esist
westam 0 Eatero
PL PL
s, ri
J '4,
* V
c 4,
rp
24 E e
t' Y
�.a
i
y
Proposed Cross Section
a' 4- 14 11' 10' 11' S'
&M center fi
10' TM a'
es�st lane min.
o ,
western 67 Easters
PL PL
G-Z
Council Agenda Report—San,-_ arbara Avenue Building Setback Lines
Page 3
In the segment between Roundhouse Avenue and Broad Street, a second southbound left turn
lane could be installed to accommodate forecasted traffic increases.
Finally, on August 21, 2001 the City Council authorized staff to submit a grant application to the
San Luis Obispo Council of Governments (SLOCOG) requesting funding for the widening of
Santa Barbara Avenue between High Street and Roundhouse Avenue. In the first week of
December, the City will know if this grant application has been approved. If approved, the
widening would occur within the next three years.
2. Site description. Santa Barbara Avenue extends from Osos Street on the north to Broad
Street on the south. The segment of this street where plan lines are proposed involves the
southern 253 meters (830 feet), and only affects properties along the east side. of the street.
Existing land uses include the Pacific Home Do-it Center; Art's Cyclery, and City Fire Station
#1.
Santa Barbara Avenue is an "Arterial" street, one of two arterial corridors serving the downtown
and points north. On average, the street is used by more than 15,000 motorists each weekday, is
an emergency access route, a designated bicycle route, truck route, and route used by San Luis
Obispo Transit (Routes 4 and 5). Santa Barbara Avenue currently provides one traffic lane in
each direction, parking along the western side (except between Roundhouse Avenue and Broad
Street), bicycle lanes and integral sidewalks, transit stops, and street trees.
3. Purpose and Description. The purpose and intent of building setback lines and the process
for establishing them is described in Municipal Code Section 17.74. This section of the
Municipal Code states the purpose of building setback lines is to "protect the master street and
highway plan adopted by the city." Today, this master plan equates to the General Plan
Circulation Element, and the goals, objectives, policies, programs, and standards included within
it.
The proposed building setback lines are shown on Attachment A, Exhibit A. Note that the
present right-of-way line along the west side of the street is not being modified; all ROW
expansion occurs on the east side of the street. The proposed ROW line would pass through a
portion of the Pacific Home Do-it Center's main building, parking lot area, equipment rental
building, the street yard for Art's Cyclery, and landscaped planter area adjoining Fire Station #1.
New buildings or major modifications to existing buildings must be set back from the new
building setback line, consistent with the street yard standards contained in the Zoning
Regulations, unless a variance is granted.
The proposed building setback line would reserve 2.1 meters of additional right-of-way for
transportation purposes. In this particular case, the amount of additional ROW has been
minimized to reduce impacts on adjoining properties while providing enough space to make
safety improvements to the corridor through the provision of a continuous center turn lane and
left turn pockets at intersections.
4. Compliance with Adopted City Plans. The City's General Plan Circulation Element does
not call for the wholesale widening of Santa Barbara Avenue to increase its traffic carrying
capacity by adding travel lanes. Therefore, the proposed building setback lines are intended to
(,-3
Council Agenda Report—Santa Barbara Avenue Building Setback Lines
Page 4
enable a minor expansion of the street so that it can accommodate turn lanes that will improve
the safe interaction of all transportation modes. By better managing the interaction of through
traffic with turning traffic, traffic flow along the street can be improved, in the short term, and
maintained in the long term as traffic volumes increase.
The City's adopted Railroad District Plan calls for the widening of Santa Barbara Avenue by 6
-to 8 feet along the east side of the street to accommodate turn lanes (reference page 69, Policy Q.
Establishing the proposed plan lines is consistent with the Railroad District Plan.
5. Environmental Impacts and Mitigation. An Initial Environmental Study was prepared that
evaluates the proposed plan lines and the street widening that plan lines would enable. Potential
impacts and proposed mitigation measures as amended by the Planning Commission and
incorporated into the project include the following:
1. Aesthetics: widening the east side of Santa Barbara Avenue will require the removal of eight
(8) Catalina Cherry trees in front of the Pacific Do-it Center and four mature Camphor Trees
adjoining Fire Station#1.
Required Mitigation: All street trees along the east side of Santa Barbara Avenue from High
Street to Roundhouse Avenue shall be relocated (if possible) or replaced with a minimum of
15-gallon trees selected from the City's official street tree list.
. FIUMM,,
Ttaller trees with a broader canopy may be desirable, depending on availability of right-of-
way to accommodate them.
The four mature camphor trees shall be replaced with four 24-inch box camphor trees,
planted five feet from the west edge of the existing planter area adjoining Fire Station 41.
These trees will be planted in Fall 2001 using deep root planters, in advance of any street
widening. To address the visual imp acts of widening Santa Barbara Avenue and cr ating a
broader expanse of pavement, street trees should be. installed aloes the west side of the street
between High and Broad Streets Thece. trees should he planted at the camp time ss the
campIor trees are planted in front of Fire Station 41
Planning Cnmmissinn Amendments: the preceding two paragraphs, presented in "legislative
draft" form, reflect the amendments to the project's initial study recommended by the
Planning Commission. The Commission did not feel that Bradford Pear was a suitable street
tree for this corridor and appeared to favor broader canopy trees if there is sufficient space to
plant them. Furthermore, the Commission felt that street trees should be immediately planted
along the west side of Santa Barbara Avenue even though that side of the street is not slated
for widening. This additional planting would further reduce the visual impact of a wider
street.
2. Cultural Resources: The widening of the east side of Santa Barbara Street will eventually
require that the frontage of the Pacific Home Do-it Center's main building to be removed and
reconstructed. This building is actually a collection of separate structures. The original
wood-frame structure at the northwest corner of the property was built circa 1876. A wood-
frame truss addition was constructed in 1962. In 1975, a 6,000 butler-style addition was
G-y
Council Agenda Report—Santa Barbara Avenue Building Setback Lines
Page 5
constructed and includes a mezzanine office area. Permits for various store remodeling have
also been issued. It is likely that as part of one of these projects, the diagonal wood siding
was applied to the Santa Barbara and High Street frontages of the structure (circa 1970s).
File photographs indicate that there may be horizontal shiplap siding under the existing
diagonal siding. Also, near the northwest corner, older windows and siding is visible that
reflects a more historic storefront treatment.
This building is not listed by the City as a significant historical structure. Nor in its present
state does the structure contribute to the Historic character of the Historic Railroad District.
However, the entire Pacific Home Do-it-Center property is within the Historic Railroad
District. Therefore, any reconstruction and frontage improvement work undertaken as part of
the widening of Santa Barbara Street should be consistent with the architectural design
principals contained within the adopted Railroad District Plan.
Required Mitigation: Any reconstruction of the Santa Barbara Avenue frontage of the Pacific
Home Do-it Center's main building shall utilize materials and architectural elements that are
consistent with the design guidelines included in the Railroad District Plan. Modifications
to this building will be subject to the City's Architectural Review process.
Concerning archaeological resources, in September 1997 a Phase I Archaeological and
Historical Survey Report was published by Bertrando & Bertrando for the Railroad
Transportation Center (RTC) site, directly to the north of this project's impact area. This
report included a records search conducted by the Central Coast Information Center,
Department of Anthropology at the University of California in Santa Barbara. This report
and the initial environmental study for the RTC project (52-97) concluded that "the nearest
prehistoric sites are located along San Luis Obispo Creek to the north and south of the site.
Consequently, no further archaeological studies are warranted or recommended." The
conclusion of IS 52-97 also applies to the Santa Barbara Avenue project and its area of
impact. Therefore, no further archaeological studies are warranted.
Concerning historical archaeological resources, the street widening project does not involve
the relocation of subsurface public utilities in Santa Barbara Avenue; therefore deep
trenching of the soil is not anticipated. However, some trenching may be needed to establish
a new perimeter foundation for the altered Do-it Center building and providing utility
extensions to it. Excavation to widen the street and create new perimeter foundations could
unearth.historic architectural features.
Required Mitigation- Prior to any subsurface work, a Phase I archaeological report will be
undertaken, with an emphasis on historic archaeology. If this assessment shows the potential
for historic archeological or archaeological resources, a recovery plan will be developed as
part of the project's construction documents. If the Phase I study does not show the potential
for important historic or archaeological resources, the construction plans will note that during
any subsurface excavation for building foundations a qualified archaeologist will be present.
If significant materials are found, construction will cease and the archeologist will submit
recommendations for recovery or preservation in place to the Community Development
Director. The Community development Director will consider these recommendations and
either accept, modify, or reject them (if found infeasible or unlikely to reduce adverse
�-r
Council Agenda Report—Santa Barbara Avenue Building Setback Lines
Page 6
impacts to an acceptable level). The City or others directed by the City will implement the
mitigation plan approved by the Director.
3. Hazardous Materials: Reconstructing the front of the Pacific Do-it Center building will
require that subsurface areas be disturbed. Historic land uses within the project area, include
service commercial and industrial uses, and its proximity to the railroad suggest that
subsurface contamination may be present.
Required Mitigation: Prior to the implementing the widening, the City will conduct a Phase I
Hazardous Material study, which will document the potential for hazardous materials
discovery. As needed, a Phase 11 analysis will be conducted and a remediation plan will be
prepared consistent with standards set by the San Luis Obispo County Water Quality Control
Board (WQCB) and the City Fire Department — the agency responsible for mitigation and
monitoring.
CONCURRENCES
At its September 26, 2001 meeting, the Planning Commission recommended approval of the
proposed ordinance, subject to amended environmental mitigation measures as noted above. The
vote was 5-1, with the dissenting vote indicating that the objectives of this project might be
accomplished without having to widen Santa Barbara Avenue.
FISCAL IMPACTS
There will be no fiscal impact associated with establishing building setback lines along the east side
of Santa Barbara Avenue between High and Broad Streets. The long-term fiscal impact of the
actual street widening will depend on the availability of transportation grants, the timing of the
widening project, and the participation of adjoining and nearby property owners.
The widening of Santa Barbara Avenue is not a part of the City's current Capital Improvement
Program (CIP). However,as previously noted,the City has applied to the San Luis Obispo Council
of Governments (SLOCOG) for a state transportation grant to pay for Phase I of the widening
project (from High Street to Roundhouse Avenue). The full cost of this first phase is estimated at
$455,000. The estimated cost of Phase II of the widening (Roundhouse Avenue to Broad Street) is
$183,000. Part of these Phase II improvements may occur as a condition of development of the
Broad Street Plaza project— the proposed shopping center adjoining the south side of Fire Station
#1.
ALTERNATIVES
The City Council may:
1. Not adopt building setback lines for Santa Barbara Avenue and retain the exiting right-of-
way dimension of 18.3 meters (60 feet).
Evaluation: In order to install turn lanes in Santa Barbara Avenue to address operating
safety, curb parking would have to be removed along its west side and bike lanes and
Council Agenda Report—Santa Barbara Avenue Building Setback Lines
Page 7
possibly sidewalks slightly narrowed; or the bicycle lanes would have to be eliminated in
their entirety;. or the sidewalks would have to be narrowed in combination with some other
action. The City Council considered these alternatives at previous sessions and rejected
them. The proposed design of the plan lines is consistent with the design concept supported
by the Council in 2000.
2. Adopt an alternative design for plan lines along Santa Barbara Avenue.
Evnhintion• The Council may adopt an alternative design for plan lines. However, if this is
the desire of the Council, the purpose and basis for the alternative design should be
established, consistent with provisions of the Circulation Element and the Railroad District
Plan. In general, expanding the proposed setback lines will increase costs and impacts while
contracting them will limit the City's ability to install planned safety improvements.
Expanding the proposed setback lines may require additional environmental review and
modifications to the project's initial environmental before the Council passes an ordinance to
print.
ATTACHMENTS
Attachment A: A draft Ordinance Amending Section 17.74 of the Municipal Code to establish
building setback lines for Santa Barbara Avenue.
In Council Reading File: Initial Environmental Study(as amended by the Planning Commission).
Note: Given the short tum-around time on this item, Planning Commission Minutes for 9/26/01
are not yet available.
w
6-7
ATTACHMENT A
ORDINANCE NO. (2001 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO ADOPTING: (1)AN OFFICIAL
BUILDING SETBACK LINE FOR SANTA BARBARA AVENUE, BETWEEN HIGH STREET
AND BROAD STREET,AND (2) SECTION 17.74.XXX OF THE SAN LUIS OBISPO
MUNICIPAL CODE.
WHEREAS, the City Council has considered an Initial Environmental Initial Study, staff
reports and recommendations, Planning Commission recommendations and public testimony
regarding a proposal to adopt an Official Santa Barbara Avenue Building Setback Line, between
High Street and Broad Street;and
WHEREAS, the City Council concurs with the Community Development Director's
environmental determination to issue a Negative Declaration for this project, subject to the
mitigation measures contained within the project's Initial Environmental Study; and
WHEREAS, the City Council has determined that the building setback line is necessary to
maintain safe traffic flow along Santa Barbara Avenue by accommodating dedicated left turn lanes
within the sixty-seven(67)foot right-of-way shown on the attached Exhibit A.
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. An "Official Building Setback Line for Santa Barbara Avenue, between High
Street and Broad Street(State Highway 227)" is hereby adopted, as delineated on Exhibit A,
attached hereto and incorporated herein by this reference.
SECTION 2. Municipal Code Section 17.74.XXX shall read as follows:
17.74.XXX Santa Barbara Avenue(High Street to Broad Street)
An official building setback line is established at thirty-seven (37) feet easterly of
the existing centerline of Santa Barbara Avenue, from High Street to Broad Street
(State Highway 227), along with 17 ft. radius property returns at the High Street
and Roundhouse Avenue intersections, in accordance with the map dated
, 2001 on file in the office of the City Clerk.
SECTION 3. This ordinance, together with the ayes and noes, shall be published once in
full, at least three (3) days prior to its final passage, in The Tribune, a newspaper published
and circulated in this City. This ordinance shall go into effect at the expiration of thirty(30)
days after its final passage.
Ordinance No. (2001 Series)
Page two
INTRODUCED AND PASSED TO PRINT by the City Council of the City of
San Luis Obispo at its meeting held on , 2001, on motion of
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
Mayor Allen K. Settle
ATTEST:
City Clerk Lee Price
APPROVED AS TO FORM:
4s
AtftoT ey G. orge
yt a y
} y .
�y W
N
2 m CA
o o a
r.• Iyy ..� >' 'C� .j � O .rte � R s
' I I cu w W d a
U m d
ss = m Q -r- U
►a 2 Z w
u= M
a fvl
--
vi {L
a•,a�,..�JV, � "' x, r
r � o
�N1•-., 6 1� r
nM M19=7 d
i ,41
�
'I Cl)
o t• E�^� i C k '7A J I ��',� ' Nm
dao
- �t I1�•�,,,.r
0 m19
m
D
W Q 'C
O. O. h d m
CL w
hy D 'O m •E ~ •�
d ; ° C' � w o
ice;: d CL CL()a to 0 ON °
4) U)
O "I O y J m 7
co U V N D
`• � I Cl) nV •r U J m a a
m O
co
++ ' ' G to O •O Z y y m
O o I a
U m d al r r
• ��" :t Z_ t E c 4 V m��� N
cO 'E OV L cam? 2
uj -
y m = y T
d LaU v ivo CS z3