HomeMy WebLinkAboutReclassification of Walnut Avenue Between Third Street and M do
REQUEST FOR CITY COUNCIL ACTION
Date: June 6, 1994
Submitted to: Honorable Mayor and City Council APPROVED BY CITY COUIVCI
Submitted by: Michael T. Uberuaga, City Administrator
Prepared by: Luis F. Sandoval, Director, Public Works Department Cr7 cLF= x
Subject: Reclassification of Walnut Avenue between Third Street and Main Street
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Consistent with Council Policy`.' [ X ] Yes [ ] New Policy or Exception
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments
STATEMENT OF ISSUE:
Walnut Avenue between First Street and Sixth Street is currently classified as a secondary arterial on the adopted
Circulation Element and the Orange County Master Plan of Arterial Highways. Walnut Avenue between Third
Street and Sixth Street should be reclassified as a collector street.
RECOMMENDED COUNCH,ACTION:
1. Direct staff to proceed with the process of reclassifying Walnut Avenue between Third Street and Sixth
Street from a secondary arterial to a collector street on the City's Circulation Plan of Arterial Streets and
Highways and the Orange County Master Plan of Arterial Highways.
2. Receive and file this report.
ANALYSIS:
In 1988, the City hired Greer and Associates to complete a traffic circulation study of the Downtown Specific Plan
Area in association with the Environmental Impact Report No. 89-4 (Second Block West Facade Improvement
Demonstration Project). At the time of the traffic circulation study, approximately 1,000,000 - 1,500,000 square
feet of commercial, office, and restaurant floor space was anticipated to be constructed and ultimately occupied
within the Downtown Specific Plan Area (DSPA). As a part of the anticipated circulation system improvements in
the DSPA, Walnut Avenue was anticipated to be a four lane secondary arterial between First Street and Sixth
Street (please see Attached Circulation Plan of Arterial Streets and Highways). Walnut Avenue between First
j Street and Beach Boulevard (which is now know as Pacific View Avenue) is classified as a primary arterial.
All
Walnut Avenue becomes Hamilton Avenue as one travels east across Huntington Beach. Hamilton Avenue is a
primary arterial with one of the three existing bridges crossing the Santa Ana River south of Interstate 405.
Hamilton Avenue becomes Victoria Avenue in Costa Mesa, extending easterly across Costa Mesa to State Route
55 (the Newport Freeway). Victoria Avenue has direct access to the Newport Freeway via on and off ramps.
The traffic analysis performed for EIR 89-4 anticipated an arterial street system utilizing Walnut Avenue between
First Street and Sixth Street as an alternative route to Pacific Coast Highway (PCH) during periods of traffic
congestion on PCH. This conceptual circulation system was patterned after Glenneyre Street in Laguna Beach,
which parallels PCH. It should be noted that the type of existing development in Laguna Beach and Huntington
Beach adjacent to PCH are markedly different, thus it is staff's opinion that the analogy between Glenneyre Street
and Walnut Avenue is inappropriate and incorrect.
The current anticipated amount of commercial, office, and restaurant square footage to be constructed and
occupied is 500,000 square feet. This amount of available/anticipated floor space is between one-half to one-third
of the floor space anticipated when the traffic analysis was performed. The net result is one-half to one-third of the
anticipated traffic volumes on streets in the DSPA. Last but not least is the practical consideration of pedestrian
traffic along the Main Street corridor. The intersection of Main Street and Walnut Avenue is arguably the second -
busiest intersection, from a pedestrian traffic standpoint, in Huntington Beach (Main Street at PCH is likely the
busiest intersection for pedestrian traffic):-It is staff's considered opinion that a four lane arterial street crossing
Main Street at Walnut Avenue will not function efficiently and will likely be the site of many auto/pedestrian
accidents.
If Walnut Avenue is classified as a secondary arterial street between First Street and Third Street, easy access to
the Main Promenade Parking Structure will be insured. It is very likely that, in the future, visitors to the
Downtown area will utilize Walnut Avenue/Pacific View Avenue/Hamilton Avenue to get to the parking structure
from Beach Boulevard and the Newport Freeway.
FUNDING SOURCE:
No funding source is required for this action.
ENVIRONMENTAL STATUS:
Pursuant to the California Environmental Quality Act §15378, this request for direction from City Council is not a
classified as a project at this time. If the segment of Walnut Avenue under consideration is to be removed from the
Circulation Plan of Arterial Streets and Highways and the Orange County Master Plan of Arterial Highways, the
proposed reclassification will be subject to environmental review.
ALTERNATIVE ACTIONS:
1. Provide staff with direction regarding the Council's desired classification of arterial status for Walnut
Avenue between Third Street and Sixth Street.
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ATTACHMENTS:
Current Adopted Huntington Breach Circulation Plan of Arterial Streets and Highways
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AMENDMENTS tWEI,T,111�67ERCIRCULATION PLAN OF ARTERIAL
PLANNING CITYOJMM6310N --CO-OL-
--- FDATE RESOLUTION DATE RESOLUTION ._ STREETS A.ND HIGHWAYS
NUMBER NUMBER10-17-Te12363-6-79 I243 32P 4728 \� ADOPTED BY CITY COUNCIL
e-2-e3 1310 6-4-84 5385 RESOLUTION NO.4368—DEC 12,1976
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120-se 13" e-7.89 6053 LEGEND:
re-Ho 609e BOLSA nv� -- FREEWAY STREET CAPACITY
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MAJOR 45,000
PRIMARY 30,000
MCFADDEN I pV E.
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3 SECONDARY 20,000
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NOTE:
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NOT NECESSARILY ULTIMATE RIGHT OF WAY
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PAUL E. COOK AND ASSOCIATES
June 6, 1994 RECEIVE ND MADE A
PART OF THE RECORD AT
Honorable Mayor and City Council
6� 4-9L�ktJ—M,EETING
City of Huntington Beach ITEM NO. 14 —5
2000 Main Street OFFICE OF THE CITY dtERK
Huntington Beach, CA 92648 CONNIE BROCKWA°Y.
Re: Reclassification of Walnut Avenue between Third Street and Main.Street,
City Council Agenda Item No. F-5
Dear Honorable Mayor and City Council,
We represent the owners of the property at 126 Main Street on the southwest
corner of Main Street and Walnut Avenue known as the old Standard Market.
It came to our attention today that the subject item is on the City Council agenda
for June 6, 1994 as Item No. F-5. It was our understanding that this matter was
continued from your May 25th meeting to June 20, 1994.
Although we agree with City staff s recommendation on this item, we are unable
on such short notice to arrange for our clients to be present when you discuss this
issue which is critical to their efforts to redevelop this property.
We are respectfully requesting that you continue this matter to your June 20,
1994 meeting as planned.
cerely,
Paul E. Cook ichard A. Harlow
cc: Michael Uberuaga, City Administrator
Connie Brockway, City Clerk
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211 Main Street Huntington Beach, California 92648 (714) 960-8298
PAUL ■ . COOK AND ASSOCIATES
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Honorable Mayor and City Council
City of Huntington Beach ,
2000 Main Street
Huntington Beach, CA 92648
Re: Reclassification of Walnut Avenue between Third Street and Main Street
Dear Honorable Mayor and City Council,
We represent the owners of the property at 126 Main Street on the southwest
corner of Main Street and Walnut Avenue known as the old Standard Market.
We are herein requesting on behalf of our client that the subject matter, which
was to be considered at your July 11th meeting, be continued to August 1, 1994.
A continuance will allow consideration of this important item by the full City
Council. Also, our clients can be present on August 1st when you discuss this
issue which is critical to their efforts to redevelop this property.
Sincerely,
Paul E. Cook ichAHarlow
cc: Michael Uberuaga, City Administrator
Connie Brockway, City Clerk
211 Main Street Huntington Beach, California 92648 (714) 960-8298
o ;DE+ LOPM Y,o REQUEST FOR T AGE, ACTION
ED 94-18
Date: May 16, 1994
Submitted to: Honorable Chairman and Redevelopment Agency Members
Submitted by: Michael T. Uberuaga, Executive Directo
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Prepared by: Barbara A. Kaiser, Redevelopment Director
Subject: Amendment to Owner Participation Agreement for 126 Main Street
Main-Pier Redevelopment Project Area -
Consistent with Council Policy? [XI Yes [ J New Policy or Exception O
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions, Attachments
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Statement of Issue:
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On February 6, 1989, the Redevelopment Agency entered into an Owner Participation Agreement
with the property owners of 126 Main Street for the rehabilitation of their building. At this time, the
property owners are requesting their Owner Participation Agreement be amended.
Recommendation:
1) Direct staff to negotiate an.amendment to the existing Owner Participation Agreement.
2) Direct staff to process a revised Precise Plan of Street Alignment reducing the ultimate right of
way for Walnut Avenue between Main and Third streets from eighty to seventy feet.
3) . Direct staff to prepare an amendment for Agency consideration by no later than
August 1, 1994.
4) Direct the City Attorney to concurrently continue its prosecution for code violations.
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Analysis:
On February 6, 1989, the Redevelopment Agency entered into an Owner Participation
Agreement with the Adel and Mohammed Zeidan for the rehabilitation of their building
located at 126 Main Street (formerly the Standard Market). That Agreement called for the
Agency to provide a Rehabilitation Grant in the amount of $83,625 (without the
participation of California Resorts). If California Resorts were to participate, as originally
envisioned five years ago, they would have contributed an additional $62,500, providing for
a maximum grant total of $146,125. California Resorts has since sold their interest in the
adjacent Pierside Pavilion complex, and stated that they have no intention of contributing to
this project.
History:
Summer of 1989 - The participants determined that it is was not economically feasible to
rehabilitate their existing structure. To qualify as a rehabilitation, they would be required
to maintain their existing non-reinforced masonry walls. The participants concluded that
the expense of shoring up these walls during construction would be cost prohibitive.
City staff then informed the participants that if they demolished and built new, they would
be required to dedicate 10 feet on Walnut Avenue and 5 feet on Main Street to comply with
the adopted ultimate rights of way, just as the new surrounding developments have done.
Fall 1989 - The participants also did not find the option of providing street dedications
feasible, and proposed an alternative option. This third option entailed California Resorts
purchasing the two, 25 foot lots owned by a third party, located between the Zeidan's
parcels and California Resorts property (site map attached). The proposal would have
California Resorts acquire the third-party parcel, and sell 10 feet of it to the Zeidan's at a
discounted price (subsidized by the Agency), to make up for the 10 feet lost on Walnut
Avenue. California Resorts' architects would design the entire remaining 225 feet of
frontage on Main Street so its facade was compatible with the design of the newly
constructed Pierside Pavilion development. Agency staff conceptually agreed to the
proposal, and committed to supporting it if the participants could agree upon an
economically feasible land deal with the third-party parcel owners. After several months of
unsuccessful good faith efforts to negotiate for the purchase of the third party parcel, the
participants concluded that this option too, was not economically viable.
On December 19, 1989, a fire occurred at the subject property, and the participants
relocated to a new location for the Standard Market operation. They eventually moved
their market (now called Ocean Pacific) to the 200 block of Main Street in the Oceanview
Promenade project.
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Prosecution for Dangerous Building - Beginning in December of 1990, the city's
Community Development Director began Noticing the property owners of the potential
danger their building posed. He directed them to submit plans for either repairing or
demolishing the structure in a timely fashion. Further Notices were sent on; March 15,
1991, January 9, 1992, and a "Final Notice" was issued on March 26, 1992. This Final
Notice informed them to either submit drawings to repair the building or to pull a
demolition permit within 30 days. The property owners did not perform, as ordered. The
matter was referred to the City Attorney's office for further action.
The Zeidan's were arraigned on Thursday, June 25, 1992, at West Orange County
Municipal Court for violation of Huntington Beach Municipal Code, Section 17.12.010 and
Uniform Code for Abatement of Dangerous Buildings, Section 302. The court granted a
Disposition and Reset scheduled for July 23, 1992.
Since that time, there have been at least six additional court appearances, and each time the
Zeidan's have successfully obtained an extension. Their next court date is scheduled for
June 9, 1994. If the Agency authorizes staff to initiate negotiations as recommended, the
City Attorney Office will concurrently prosecute since the existing building poses ongoing
exposure to the public.
Notification of OPA Default - On October 16, 1992, Agency staff informed the
participants that they were in default of their OPA with the Agency. The participants did
not respond. On January 8, 1993, staff again notified the participants of their default, and
enclosed a draft of a staff report requesting the Redevelopment Agency to take the
appropriate actions to terminate their OPA. This Request for Action was never agendized.
To date, the primary obstacle that keeps the participants from moving forward with
construction of the new building is the requirement to dedicate 10 feet of their 50 foot
parcel for widening Walnut Avenue. Recently, however, the participants contracted a
traffic engineer to prepare a report which illustrates that with down scaling the development
downtown, Walnut Avenue need not be ultimately widened to 80 feet in this location.
(Report Attached). Preliminary indications from our Public Works Department is staff
concurrence.
The location of the participants' property is located at a key corner (Main Street and Walnut
Avenue) in the heart of our downtown redevelopment efforts. It is, for this reason, that
staff would like to make one last good-faith effort to negotiate a mutually acceptable
amendment to the Zeidan's OPA. Hopefully, it will allow them to remove this dangerous
and unsightly structure, and promptly rebuild a structure that will complement the
surrounding new developments.
Funding Source:
None required as a result of this action.
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Alternative Action:
1) Direct Participant to comply with the original OPA and/or Participant to terminate the
OPA.
Attachments:
1) Staff Report dated February 6, 1989. (w/OPA)
2) Assessor's Parcel Map.
3) Traffic Report dated May 5, 1994
MTU/BAK/KBB:ls
zeidan
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June`?3, 1994 Jo Christian-Craig
121 Main St.
Huntington Beach, CA 82648
Dear Mr. Uberuaga, City Staff
and City Council members,
I am writing to you as a concerned.downtown retail business person regarding the
S$andard Market / Zeidan Project which will soon be brought before you again for
consideration. I am informed that the major project hold-up is the City's demand for a
_10 fi. dedication on the Walnut Ave. side of their property. This amounts to a great loss
of property value and a major loss to the uniformity and safety of that portion of the
Main St. business disc icy.
1. Main St. at Walnut Ave. would be misaligned (the Lane property - Main St. at
'J1'alnut Ave. and the Worthy property at 6th St. and Walnut Ave. will not be new
projects requiring dedication and realignment thus ending the widening on one
side of Main St.
2. This misalignment would be a visual blight.
3. This misalignment would create an even more unsafe Intersection than
.exists now. If you have any doubt contact Crescent City who created a
secondary traffic corridor parallel to PCH.
4. Widening Walnut Ave. at the Main St. corner would create a fast lane just at
the entry / exit of the underground parking structure. Currently, a much better
situation exists allowing autos to move right out of the traffic flow as they enter
traveling east on Walnut Ave.
6. Dedication of 10 ft. would create a financial hardship that would, in my
opinion, make the project unfeasible and unprofitable. You are asking them to
relinOUish the"equivalent of one entire retail space - forever. This is neither .
rea istic. nor fair, especially considering previous development incentives given
in Main - Pier Project areas.
6. This is a key project to completing a positive downtown business climate. -'his
must be completed soon. Until then, we are all disadvantaged businesses.
! believe my opinion represents the majority of businesses and property owners in the
,,Zain - Pier Project area.
Sincerely, 7!
Jo Christian-Craig , r>
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PAUL E. COOK AND ASSOCIATES
TRAFFIC AND TRANSPORTATION ENGINEERING
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July 5, 1994
Honorable Mayor and City Council
City of Huntington Beach
2000 Main Street
Huntington Beach, CA 92648
Re: Reclassification of Walnut Avenue between Third Street and Main Street
Dear Honorable Mayor and City Council,
During discussions with some of you on the subject matter, concern was
expressed with what may appear to be a "bottleneck" where southbound Walnut
Avenue south of Main Street widens by 10 feet south of the old Standard Market.
I have prepared the attached sketch which shows how that widened portion in
front of the Pierside Pavilion can be used as a right turn lane into the Pierside
Pavilion parking structure thus removing the appearance of a "bottleneck".
Sincerely,
Paul E. Cook
cc: Michael Uberuaga, City Administrator
Connie Brockway, City Clerk
4:
Bob Eichblatt, City Engineer
Jim Otterson, Traffic Engineer
211 Main Street Huntington Beach, California 92648 (714) 960-8298
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