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HomeMy WebLinkAbout17 CULTURAL RES DIST 06-02-97DATE: JUNE 2, 1997 NO. 17 6-2-97 inter-Com TO: WILLIAM A. HUSTON, CITY MANAGER 'FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: POTENTIAL EXPANSION OF CULTURAL RESOURCE DISTRICT SUMMARY: Tlte Cultural Resource Advisory Cotnmittee has. requested direction from the Council regarding the potential expansion of the Cultural Resource Overlay Distn'ct. The Comrnittee is authorized by CiO' Ordinance No. 1001 to initiate such proceedings on its own moa'on and hold a public hearing on the matter; however, because, of the fiscal impacts and public policy issues associated with an expansion, the Committee prefers to obtain Council direca'on prior to scheduling a public heating. At this time, the Cotntnittee supports expanding the Cultural Resource District to include the. residentially zoned properties on Mountain View Drive, "A" Street, "B" Street and "C" Street between First Street and Irvine Boulevard. In 1988, the City Council established the current Cultural Resource Distn'ct which is generally located between Sixth Street and First Street and between the SR-55 Freeway and Prospect Avenue. RECOMMENDATION That the City Council provide direction to the Cultural Resource Advisory Committee and staff regarding the expansion of the Cultural Resource District. FISCAL IMPACT City Council direction regarding the expansion of the Cultural ResourCe District is being requested at this time; therefore, no impacts to the General Fund are anticipated. The fiscal impacts associated with the expansion of the Cultural Resource District are limited to approximately $ 3,600 in staff costs related to processing the zone change and on-going staff costs for reviewing additional requests for certificates of appropriateness in conjunction with building permits for exterior improvements. City Council Report Expansion of District June 2, 1997 Page 2 BACKGROUND At the December 11, 1996 Cultural Resource Advisory Committee meeting, the Committee requested that staff analyze expanding the Cultural Resource Overlay District to include the area bounded by First Street to the south and Irvine Boulevard to the north. On March 12, 1997, -staff presented a report to the Cultural Resource Advisory Committee regarding the potential expansion. The report provided the Committee with a background of the significant issues associated with an expansion. The Committee further disCussed the issue on April 30, 1997. Although the Committee'is authorized by City Ordinance No. 1001 to initiate such proceedings on its own motion and hold a public hearing on the matter, the Committee requested that the City Council provide direction regarding this issue. This request for direction is appropriate considering the past controversy related to the formation of the Cultural Resource District and that the zone change would require the Council's final approval. In 1988, the City Council established the Cultural Resource District. Prior to approving the formation of the Overlay District, the .Council discussed several alternative boundaries for the District. During the.public hearings on the item, there was discussion regarding the inclusion of neighborhoods to the north of First Street and the commercial area located south of Sixth Street and west of E1 Camino Real. There was' also some discussion about excluding the commercial corridor along E1 Camino Real. The properties along First Street were not discussed during the public hearings. The Council decided to focus the Overlay District on the single- family residential portion of Old Town and limited the number of commercial properties to be included. Despite opposition from several owners of commercial properties, the E1 Camino Real corridor was included because of the number of historically significant buildings in that area and its'importance as Tustin's historic downtown. Although the area to the north'of the Cultural Resource District between First Street and Irvine Boulevard .lies within Tustin's original City limits and contains 74 of the 271 structures listed in the City's Historical Resources Survey (see Attachment A), it was excluded from the Overlay District primarily for the following reasons: City Council Report Expansion of District June 2, 1997 Page 3 o Barrier created by First Street; Geographical separation from area considered to be "Old Town"; Nature of the resources in the area (i.e. the structures are not as old, and there are fewer significant structures). Approximately 86 percent, or 64 of the 74 historic structures in the area between First Street and Irvine Boulevard, received "C" or "D" ratings. In comparison, approximately 57 percent, or 85 of the 150 historic structures in the existing overlay district, received one of the lower ratings. "C" rated buildings are not distinctive architecturally or historically, but can be important when grouped in districts. "D" rated buildings include structures which have been significantly altered and have lost their integrity, but may possibly be restorable. ALTERNATIVES Although this report focuses on the Cultural Resource Advisory Committee's preferred alternative to expand the Cultural Resource District to include the residentially zoned properties on four particular streets, staff has identified the following three alternatives for the ~ity Council's consideration: Alternative 1: Provide direction that an expansion of the Cultural Resource Overlay District include only those residentially zoned properties between First Street and Irvine Boulevard as recommended by the Cultural Resource Advisory Committee. Alternative 2: Provide direction that an expansion of the Cultural' Resource Overlay District include residentially and/or commercially zoned properties between First Street.and Irvine Boulevard as identified by the City Council at this meeting. (Under this alternative, the Council would identify specific properties or neighborhoods). Alternative 3: Provide direction that no expansion of the Cultural Resource Overlay District be pursued. The following discussion focuses on Alternative 1, the Cultural Resource Advisory Committee's preferred alternative. City Council Report Expansion of District June 2, 1997 Page 4 DISCUSSION City Policies The City's Historical Resources Survey Report, dated July 1990, recommends that the residential area between First Street and Irvine Boulevard be considered for two separate potential cultural resources .districts (see Attachment B). The listed historic resources located in the commercial areas along West First Street and Yorba Street, however, are not mentioned. This recommendation for additional cultural resource districts is consistent with a policy in the Tustin General Plan to "Study the potential expansion of the Cultural Resource Overlay District north of First Street to Irvine Boulevard." However, the General Plan policy does not indicate any particular boundaries for the potential expansion. Cultural Resource Advisory Committee Findings, The Cultural Resource Advisory Committee supports an expanded Cultural Resource District that is limited to the residentially zoned properties on Mountain View, "A" Street, "B" Street and "C" Street between First' Street and Irvine Boulevard. Properties on First Street and Yorba Street are not recommended to be included because the First Street properties are included within the First Street Specific Plan, and Yorba Street contains a mix of residential and commercial uses. The Committee has noted that: 1) the area between First Street and Irvine Boulevard contains a uniform group of significant historic homes in excellent condition that would be an asset to the District; 2) First Street is not a significant barrier; 3) the expansion area would benefit by following the City's Residential Design Guidelines; and, 4) additional historic resources would be protected. The Cultural Resource Advisory Committee has identified the following preliminary.findings in ~upport of an expanded Cultural Resource Overlay District: The expansion would safeguard the City's heritage by preserving neighborhoods, structures, sites and features which reflect elements of the City's cultural, architectural, artistic, aesthetic, political, social, natural and engineering heritage. City Council Report Expansion of District June 2, 1997 Page 5 . The expansion would foster public knowledge, understanding and appreciation of the City's past. . The expansion would strengthen civic and neighborhood pride and a sense of identity based on the recognition and use of cultural resources. The expansion would promote the private and public enjoyment, use and preservation of culturally significant neighborhoods, structures and sites appropriate 'for the education and recreation of the citizens of Tustin and visitors. o The expansion would enhance the City's visual and aesthetic character, diversity of architectural styles and aesthetic appeal. o The expansion would assure that new construction and subdivision of lots in the expansion area are compatible with the character of the district. . The expansion would provide for the early identification and resolution of conflicts between preservation of historic and cultural resources and alternative land uses. Criteria for Designation Pursuant to City Code Section 9252(d), an area within the City may be designated as a Cultural Resource District by the City Council if it meets the criteria listed below. The Cultural Resources Advisory Committee believes that the proposed expansion.meets these criteria. It exemplifies or reflects special elements of the City's cultural, architectural, aesthetic,. ~social, economic, political, artistic, engineering and or architectural heritage; or . It is identified with persons, a business use or events significant in local, state, or national history; or o It embodies distinctive characteristics of style, type, period, or method of construction, or is a valuable examPle of the use of indigenous materials or craftsmanShip; or City Council Report Expansion of District June 2, 1997 Page 6 · o o It is representative of the notable work of a builder, designer, or architect; or Its unique location of singular physical characteristic represents an established and familiar visual feature of a neighborhood, community or the City; or Its integrity as a natural environment or feature strongly contributes to the well being of residents of the City or the well being of a neighborhood within the City; or It is a geographically definable area possessing a concentration or continuity of site, buildings, structures or objects as unified by past events or aesthetically by plan or physical development. Advantages and Disadvantages The Cultural Resource Advisory Committee has identified the following disadvantages and advantages of expanding the Cultural Resource District. Advantaqes o . Historic resources would be protected by the City's Certificate of Appropriateness process. The area would be officially recognized as an historic district. o o .5. The area would be protected from incompatible development. Neighborhood character would be maintained and enhanced. Additional historic resources'would be protected. The area contains a uniform group of significant historic homes that would be an asset to the Cultural Resources District. Disadvantaqes: Approximately 120 hours of staff time would be required to prepare reports, resolutions, the ordinance, public hearing City Council Report Expansion of DistrictI June 2, 1997 Page 7 materials, maps, exhibits, environmental documentation, etc. staff time also would be required on an ongoing basis to prepare additional certificates of appropriateness., as building permits for exterior work are requested in the area. . 'There may be property owner perception of an additional layer of bureaucracy associated with the requirement for certificates of appropriateness and the potential.for property owner protests. o Pursuant to City Code Section 9252(e), no permits for alteration, demolition, or removal of any improvement, building or structure within the proposed Cultural Resources District expansion area are permitted to be issued while the public hearing before the Cultural Resources Advisory Committee, or any appeal related thereto is pending. This period could extend for a few months. Cultural, Resource Overlay District Expansion Process Should the Council recommend that the Cultural Resource Advisory Committee and staff proceed with the expansion of the Cultural Resource Overlay District, the following tasks would be involved: . A survey/questionnaire would be distributed to all owners of properties located within the proposed Cultural Resource District expansion areas, all residents within the proposed expansion areas, and interest groups such as the Tustin Area Historical Society, Tustin Chamber of Commerce, Old Town Business Association and Tustin realtors. The survey would assist staff in identifying key issues, structuring a workshop, and measuring community support/opposition and misconceptions. . An informational workshop regarding the potential expansion of the Cultural Resource Overlay District would be scheduled following the survey. Workshop invitations would be mailed to all owners of properties located within the proposed Cultural Resource District expansion areas. In addition, a notice regarding the workshop would be published in the local newspaper, and a press release would be distributed to the media. Although not required, the informational workshop would be held to gather community input and to provide. information to the public regarding the advantages and disadvantages of ihclusion in the District. City Council Report Expansion of District June 2, 1997 Page 8 . o o As a follow-up to the workshop, a second survey would be conducted to determine whether additional community workshops are needed. Following the workshop and surveys, the Cultural Resource. Advisory Committee would'schedule and notice a public hearing. Pursuant to City Code Section 9252(e), no permits for alteration, demolition, or removal of any improvement, building or structure within the proposed Cultural Resource District expansion area may be issued while the public hearing or any appeal related thereto is pending. A public hearing before the Planning Commission would be scheduled and noticed. The recommendation of the Planning Commission would be presented to the City Council at a noticed public hearing. Scott Reekstin Associate Planner Attachment: Elizabeth A. BiJsack Director of Community Development A - Area North of Cultural Resource Overlay District B - Cultural Resource District and .Potential Expansion SR: \ccreport\district. sr2 $'T I,~.(T I ~ $I P, CC'I' ! CITY OF TUSTIN .1 NORTH FIGURE 11 ADOPTED AND POTENTIAL' CULTURAL RESOURCES DISTRICTS Boundary of Adopted Old Town Cultural Resources District Recommended Potential Cultural Resources District NOTE: Boundary lines adjacent to I-5 and SR-55 Freeways denote ultimate right-of-wa-y line. District does not include areas for freeway expansion. ATTACHMENT B, .... ~tI ~tO t ~'~t · ~S .V. I-LL ~10 N Ot~ o · 0~ 2;-