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Home My WebLink AboutStaff ReportCITY OF NATIONAL CITY, CALIFORNIA COUNCIL AGENDA STATEMENT MEETING DATE: August21, 2012 AGENDA ITEM NO. ITEM TITLE: Public Hearing = Street vacation to vacate a portion of the public right-of-way on Hoover Avenue north of 22nd Street and a portion of the public right-of-way on Harding Avenue north of 22°d Street. Applicant: Paradise Creek Housing Partners, L.P. (Case File No. 2012-04 LS, SC). PREPARED BY: Raymond Pe PHONE: 619-336-4421 EXPLANATION: The City Council initiated the street vacation request on May 15, 2012 to vacate portions of the public rights -of - way on Hoover Avenue and Harding Avenue in conjunction with a Tentative Parcel Map for the Paradise Creek Affordable Housing Project, known as the Westside lnfili Transit Oriented Development (WI-TOD). The Planning Commission held a public hearing on May 21, 2012 and determined that the proposed street vacation is in conformance with the General Plan, The City Council is required to hold a public hearing to consider the Planning Commission's determination of conformity along with staffs report and any evidence offered by interested persons at the hearing. The attached background report describes the proposed street vacation in detail. DEPARTMENT: Community Services APPROVED c' FINANCIAL STATEMENT: ACCOUNT NO. Not Applicable. APPROVED: APPROVED: Finance MIS ENVIRONMENTAL REVIEW: Exempt pursuant to CEQA Section 15305 Minor Alterations in Land Use Limitations, Class 5. The street vacation would not result in any changes in land use or density. ORDINANCE: INTRODUCTION: FINAL ADOPTION: STAFF RECOMMENDATION: Staff recommends approval of the street vacation. BOARD 1 COMMISSION RECOMMENDATION: The Planning Commission determined that the proposed street vacation is in conformance with the General Plan by the following vote: Ayes — Farias, Alvarado, Reynolds, Pruitt, Baca, Flores; Absent — DeLaPaz ATTACHMENTS: 1. Background Report. BACKGROUND REPORT WI-TOD Project Description On May 21, 2012, the Planning Commission approved a Tentative Parcel Map and variance for the Westside Infill Transit Oriented Development (WI-TOD) affordable housing project. The City Council accepted and filed the Notice of Decision on June 5, 2012. The project is a proposed 201-unit affordable rental housing development that would be located on the east side of Paradise Creek and the expansion of Paradise Creek Educational Park on the west side of the creek. The project site is approximately 13 acres in size and is generally located south of 19th Street, west of Hoover Avenue, north of 22nd Street, and east of Harding Avenue. The site consists of nine parcels and includes the City Public Works Yard, the former Sun Diego Bus Charters maintenance facility (Illes property), Paradise Creek, and Paradise Creek Educational Park. The site also includes portions of adjacent public rights -of -way that are generally undeveloped. The entire site is owned by the City; however, the housing portion of the site is proposed to be transferred to the Housing Authority. Pursuant to a Disposition and Development Agreement, the developer will be required to enter into a Tong -term ground lease for the housing site and will manage and operate the housing development, including resident services and programs. The Housing Authority would retain ownership of the housing site. The developer is required to improve the proposed park, which the City will own and maintain. Proposed Street Vacation As part of the planning entitlement applications, the developer tiled a request for the vacation of portions of the public rights -of -way to accommodate the WI-TOD project design. On May 15, 2012, the City Council initiated the proposed street vacations, and on May 21, 2012 the Planning Commission held a public hearing and determined that the proposed street vacations are in conformance with the General Plan. The proposed street vacations would add areas that are included in the 6.3-acre housing development site that would be created by the approved Tentative Parcel Map. The housing site is to the east and south of Paradise Creek, north of 22" Street and west of Hoover Avenue. The proposed street vacations are needed to accommodate the project design; the Tentative Parcel Map was conditionally approved subject to the approval of the street vacations. The portion of Hoover Avenue proposed to be vacated is approximately 12,013 square feet in size and consists of the westerly approximately 14-feet of the right-of-way along approximately 773-feet of the street segment immediately north of 22nd Street. This Page 7 of 8 segment of Hoover Avenue between 22nd Street and Paradise Creek is an 80-foot wide right-of-way that is fully developed with two travel lanes, parallel parking allowed on both sides of the street, curbs, gutters, sidewalks, and parkways. The street currently provides access to the Public Works Yard and the vacant Illes property along the west side, and currently provides access to six properties along the east side. Two of the larger parcels on the east side that occupy more than half of the frontage along Hoover Avenue also have full street frontages along Roosevelt Avenue. One of the lots also has full street frontage along 21st Street. Four smaller lots along the east side of Hoover Avenue have alley access, and two of these have street frontage along 21st Street or 22nd Street. The partial street vacation would not affect access, including utilities, for any of the lots adjacent to Hoover Avenue since street frontages would not be reduced and the proposed project would provide all required off - site improvements. The project would improve the western half of the remaining right-of-way with new street, curbs, gutters, sidewalks, tree wells, and bulb -outs. The project would maintain two travel lanes and parallel parking on both sides of the street by reducing the width of the existing travel lanes. The current roadway is approximately 52-feet wide measured from curb to curb. Because this segment of Hoover Avenue is considered a local street, is relatively short, is not a through street (dead ends), and only serves a few adjacent properties, the appropriate travel lanes for this street segment should not exceed 12 feet in width, and parallel parking need not exceed 7-feet in width, which would result in a preferred curb -to -curb width of 38 feet. The project proposes 8-foot wide parallel parking and 12-foot wide travel lanes for a minimum curb -to -curb width of 40 feet. Reducing the roadway width would result in a more pedestrian -friendly street adjacent to the proposed housing development. In addition, the existing 5-foot wide sidewalk along the west side of the street would be replaced with a 10-foot wide sidewalk with tree wells. These proposed improvements to Hoover Avenue would create a more pedestrian -oriented design that is consistent with the goals and objectives of the Westside Specific Plan. The existing level of public access will be maintained or improved as a result of the proposed vacation of the right-of-way. The area to be vacated is not needed for non -motorized transportation since existing and required improvements would provide for such facilities within the remaining right-of-way. The portion of Harding Avenue proposed to be vacated is the eastern hay' of the right- of-way between 22nd Street and Paradise Creek. The area proposed to be vacated is approximately 1,925 square feet in size with approximately 39 feet of frontage along 22nd Street and a depth ranging from approximately 24 to 74 feet. This segment of Harding is currently developed with a portion of the parking lot and a driveway for the Public Works Yard. Currently, no public access is provided along this segment. Paradise Creek is located immediately adjacent to the north and precludes the use of this portion of Harding Avenue for any practical public access purpose or other public use and would not be useful as a non -motorized transportation facility. Page 2 of 8 General Plan / Westside Specific Plan Conformity Pursuant to the Streets and Highways Code and the City's street vacation procedures, the Planning Commission held a public hearing on May 21, 2012 and determined that the proposed street vacations are in conformance with the General Plan. The proposed street vacations are located in the Westside Specific Plan, which implements the General Plan for the Westside neighborhood. The Westside Specific Plan identifies this segment of Hoover Avenue as a local street and as a residential/mixed-use corridor. The proposed street vacation for this segment of Hoover Avenue would be consistent with the goals of the specific plan to buffer pedestrians from vehicles; encourage walking, biking, and transit use; and reduce vehicle speeds through traffic calming measures that include narrowing roadway widths and widening sidewalks. The proposed improvements to Hoover Avenue would be consistent with 'these goals, and this street segment would continue to serve as a fully functioning local street without reducing access to adjacent property or diminishing its capacity for vehicular traffic and other appropriate uses of the public right-of-way. The proposed street vacation would not reduce on -street parking, the number of travel lanes, vehicle carrying capacity, or pedestrian amenities. The Westside Specific Plan includes a buildout circulation network that eliminates the segment of Harding Avenue north of 22nd Street and south of 20th Street to accommodate the proposed park expansion as part of the WI-TOD project. The proposed street vacation for Harding Avenue would be consistent with the buildout plan for this segment. Both proposed street vacations are consistent with the General Plan since they are consistent with the Westside Specific Plan, which is the implementing policy of the General Plan for the Westside neighborhood. The proposed street vacations are also consistent with the broader goals of the General Plan to create complete streets that serve all modes of transportation, increase pedestrian amenities and the pedestrian scale of the neighborhood, and improve overall community design. Order of Vacation If the street vacation is approved, a resolution will be prepared for City Council consideration to authorize the execution of an order of vacation for the subject portions of the rights -of -way. The resolution with supporting findings and the order of vacation would be considered after the applicant/developer has complied with the applicable conditions of approval of the Tentative Parcel Map and the applicable requirements of the City's street vacation procedures. Furthermore, if public convenience and necessity require the reservation of easements and rights -of -way for works listed in Section 8340 of the Streets and Highways Code, the needed reservations and exceptions will be contained in the resolution authorizing the execution of an order of vacation. Page 3 of 8 Environmental review The WI-TOD project was addressed in the Final Environmentai Impact Report for the Westside Specific Plan (State Clearinghouse No. 2008071092), which was certified by the City Council on March 16, 2010. The proposed street vacations are categorically exempt pursuant to the California Environmental Quality Act, Section 15305, Class 5 Minor Alterations in Land Use Limitations, since the vacations would not result in any changes in land use or density. LOCATION MAP t 4v' : 40' 46' POTH STREET 40' NOT A PART OF THIS SUBDIVISION swarm 40' 40' 12,TH STREET 40' PARCEL 4 113,384 EQ FI. tin IMES 209E: morel sPRCE 1ESERK { j TO BE DEDICATED HOOVER OT APART OF ci, THIS SJ.BD1VISJON a t � _ k1u 40'I A 40 4 4;64: i e2 • • 40' 20TH srRK£r 1 HOOVER • TO BE VACATED I • • • 40' :notre PARCEL 3 5141E 94 FT. 1.579 ACffS 20IC 0119-2 IWL11-1& FDMIERCIAL PFSOFRRA. HARDING ar Nam' .• .... • TO BE VACATED • PARCEL 1 1.1V1 FT. ES U -i YL'L1FLL9E 03E1ZY)L FE891311131 • • • 1 i • G • Hr•s 1.11 • • • ri • ▪ 0 PARCEL 2 . 1 r 94397 SO.F-r. 99 Mrs Er raw 001-310.11.E_05E • 1 0 • a• • • 80OYER • r0 B$ VACATED • 1 (11 • j Z� • a • • • 1 40' • • • 1_ l • • 40' 40' STREET mr— 40' • HOOVER REMAIN may 40' VACATED 40' ID' 1'.i' SIRED._ 40' Areas of Proposed Street Vacations • • • "' • • •••••••° Page 4 of 8 HOOVER AVENUE EXHIBIT A Page 5of8 A PORTION OF LOTS 13-2 OF BLOCK 86 AND LOTS 13-20 OF LOCK 85 AND LOTS 13-17 OF BLOCK 84 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CAUFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDED OF SAID SAN DIEGO COUNTY, OCTO.BER .2, 1882, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTERLINE INTERSECTION OF 21ST STREET AND HOOVER AVENUE; THENCE SOUTH 7714'18" WEST 25.21 TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 17'45'42" EAST 263.41 FEET TO A CONCAVE CURVE WESTERLY WITH A RADIUS OF 27.00 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 901D2'26" AN ARC DISTANCE OF 42.43 FEET; THENCE LEAVING SAID CURVE SOUTH 771 6'45" WEST 24.27 FEET TO A NON TANGENT CURVE CONCAVE WESTERLY WITH A RADIUS OF 20.00 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 77'55'20" AN ARC DISTANCE OF 27.20 FEET TO A TANGENT COMPOUND. CURVE CONCAVE WESTERLY WITH A RADIUS OF 760.00 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 1.2'04'44" AN ARC DISTANCE OF 80.41 FEET; THENCE LEAVING SAID CURVE NORTH 1.747'56" WEST 598.21 FEET ALONG THE WESTERLY RIGHT OF WAY OF HOOVER AVENUE HAVING A HALF RIGHT OF WAY WIDTH OF 40.00 FEET; THENCE LEAVING SAID RIGHT OF WAY NORTH 7704'38" EAST 13.71 I-ttl; THENCE SOUTH 1748'25" EAST 482.71 FEET'; THENCE NORTH 71'08'38" EAST 1.09 FEET TO THE TRUE POINT OF BEGINNING. SEE EXHIBIT "B" SHEET 2 FOR .A SKETCH DEPICTING DESCRIBED PROPERTY. CONTAINS 12,0t3 SO. FT. OR 0.28 ACRES, MORE OR LESS. BASF OF BEARINGS: THE BASIS OF BEARINGS FOR THIS PLAT IS THE CENTERLINE OF 22ND ST PER EJ CHRISTMAN BUSINESS AND INDUSTRIAL PARK I MAP NO 8038 AS SHOWN AS NORTH. 72'7.6'45" EASE, ENGINEER/SURVEYOR PREPARED UNDER THE SUPERVISION OF: WICENT W. SCARPA71 •R.C.E.33520 UCENSE EXP. 06/30/2014 DATE EXH. 3 WEET 1 OF 2 BY: DSK DATE: 1-12 SCALE AS SHOWN CONSULTING, INC. CIVIL ENGINEERING LAND PLAINdNG 0 SURVEYING 27156 'BURBANK FOOTHILL FiANCH. CN FCRNIA 92610 T. 949.91 B.3600 F. 949, 915,3805 INVAN. VG-INC.NET STREET VACATION PORTION OF HOOVER AVENUE SHEET 10F 2 HOOVER AVENUE EXHIBIT B Page 6 of 8 CURVE TABLE CURVE LENGTF#. RADIUS DELTA TAN C1 42.43 27.00 9(702'26" 27.02 C2 27.20 20.00 7765'20" 16.17 C3 160.22 760.00 12'04'44' 80.41 0.100 SCALE: is 50' 0116.ins'11:NP- -Tog - G 0.<5.14 • „too/017T if. ENGIN E E R!SURUEYOR PREPARED UNDER 1HE SUPERVISION OF: VINCE NT W. SCARPAII R.D.E.3352Q LICENSE ESP. 6/30%94 DATE EXH.B SHEET' 2OF2 BY: DSK DATE: 5-31-12 SCALE: AS SHOWN P7.4P-_?-7,,, CONSULTING, INC. CIVIL ENGINEERING LAND PLAlNINO 4 511RVEnIG 27156 BURBANK FOOTHILL RANCH, CALIFORNIA 92610 T, 949.916.38170 F, 949,916,3805 1NW W,CVC4NC:NET STREET VACATION PORTION OF HOVER AVENUE SHEET 2.OF 2 HARDING AVENUE EXHIBIT A Page7of8 A PORTION OF LOTS 7-10 OF BLOCK 107 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 345, FILED 1N THE OFFICE OF THE COUNTY RECORDED OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTERLINE INTERSECTION OF HARDING AVENUE. AND 22ND STREET; THENCE NORTHERLY ALONG THE CENTERLINE OF HARDING AVENUE NORTH 17'48'28" WEST 40.00 FEET TO A POINT IN THE NORTHERLY RIGHT OF WAY OF 22ND STREET; THENCE EASTERLY ALONG SAID RIGHT OF WAY 1.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID RIGHT OF WAY 39.00 FEET TO A POINT OF INTERSECTION OF THE EASTERLY RIGHT OF WAY OF HARDING AVENUE HAVING A HALF RIGHT OF WAY WIDTH OF 40.00 F tt 1 AND THE NORTHERLY RIGHT OF WAY OF 22ND STREET HAVING A FIALF RIGHT OF WAY WIDTH OF 40.00'; THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY OF HARDING AVENUE NORTH 17'48'28" WEST 74.46 FEET; THENCE LEAVING SAID RIGHT OF WAY SOUTH 20'104'26" WEST 83.51 FEET; THENCE SOUTH 1748'28" .EAST 24.27' TO THE TRUE POINT OF BEGINNING. SEE EXHIBIT "S" SHEET 2 FOR A SKETCH DEPICTING DESCRIBED PROPERTY. CONTAINS 1,925 SO, FT. OR 0.04 ACRES, MORE OR LESS. BASIS OF BEARINGS: THE BASIS OF BEARINGS FOR THIS PLAT IS THE CENTERLINE OF 22ND S'T PER EJ CHRISTMAN BUSINESS AND INDUSTRIAL PARK I MAP NO 8038 AS SHOWN AS NORTH 72' 16'45" EASE, ENGINEER/SURVEYOR PREPARED UNDER THE SUPERVISION OF: VINCENT W. SCARPA11. R.C.E33520 LICENSE EXP. 06/30/2014 DATE _�•�# `:4 > Na 335N Eq. 6/30/2014 tVt. EXH. B SHEET'I OF 2 BY: DSK DATE: 5-31-12 SCALE: AS SHOWN CONSULTING. INC. CIVIL ENGINEERING LAND KAMM a JIMMYING 27156. BURBANK FORTH LIL RANCH, CALIFORNIA 92610 T. 949.916 3600 F. 949, 9163805 ViVAiV.CVC-INCAET STREET VACATION PORTION OF HARDING AVENUE SHEET 1 OF 2 SHEET 1 OF 2 HARDING AVENUE EXHIBIT B Page 8 of 8 40' cot tz 0.0 svr SCALE: 1" = 50' ENGINEER/SURVEYOR PREPARED I ER THE SUPERVISION OF: VINCEI T W. SCARPAB1 R.C.E.33520 LICENSE EXP. 0002014 DATE EXH. B SHEET 2 OF 2 BY; DSK DATE: 5.31-12 [SCALE AS SHOWN CONSULTING; INC, CIVIL ENGINEERING LAWD PLAPIIING. 1 $URYEYIIG 27156 BURBANK FOOTHLL.RANCH, CALFORNIA 9261D T. 949.915.3800 F. 949.916.38G5 WWW. CVC-1NC.NEf STREET VACATION PORTION OF HARDING AVENUE HEET2OF2