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HomeMy WebLinkAboutBackground reportBACKGROUND REPORT The proposed alley vacation is in conjunction with the potential expansion of YYK Industries, Inc., a multi -disciplined preservation painting firm specializing in marine applications. The company operates on several parcels in the two block area between West 16th and West 18th Streets, and Cleveland and McKinley Avenues. YYK currently occupies sites either side of the alley and wishes to consolidate operations. The alley in this area is 580 feet long. YYK owns four parcels west of the alley (on Cleveland Avenue) and two on the east side of the alley (on McKinley Avenue). The length of alley that is bordered exclusively by applicant -owned properties is 205 feet. There is a further 200 feet of alley to the north and 175 feet to the south. Adopted in January 2006, the City's Street Vacation Procedures require the City Council to initiate a request to vacate any public streets. The Council initiated the street vacation request on January 21, 2013. Pursuant to the Streets and Highways Code, Section 8313 and the Street Vacation Procedures, the Planning Commission must determine whether a proposed vacation is in conformance with the General Plan and forward the recommendation to the City Council. The applicant proposes to vacate approximately 205 feet of the 20-foot wide portion of alleyway abutting four of the properties that they own. The area proposed to be vacated is roughly the middle 205 feet of the 580-foot long alley. The vacation area would be 20 feet wide, which is the total width of the alley. The reason for the vacation is to allow business operations on either side of the alley to be joined or consolidated. All alley access to properties other than those under the control of the applicant will be maintained. The applicant has also worked and will continue to work with the Fire Department to ensure that adequate emergency access is also maintained. The area to be vacated is generally only used by YYK. In addition, the remaining properties abutting the alley are either already under the control of YYK or retain access to the alley. Other non-YYK properties on the block also have access to West 16th Street and Cleveland Avenue, or McKinley Avenue. Therefore, no access will be affected by the vacation. The alley is not identified as critical access in the Circulation Element of the General Plan or as a major road (arterial or collector). Furthermore, there are no policies or goals in the current General Plan that the proposed vacation would conflict with. The portion of alley to be vacated is generally underutilized in that most use is by the applicant. Use of the vacated alley area would benefit the area in that it allows for the expansion of the business without taking over another property, thus allowing other businesses to stay in or move into the area. Using the alley will also take the focus off of the street, thus reducing traffic movement (property ingress and egress) on City streets. These observations are consistent with General Plan policies related the efficient use of land and infrastructure, "community" design. Specifically, the following policies would apply: • Policy LU-7.1: Establish incentives to promote the use and development of vacant infill parcels and the intensification of land uses on underutilized parcels to realize the greatest benefit to the community. • Policy LU-7.6: Support the strategic conversion of certain sections of streets into developable land only where the conversion positively contributes to the redevelopment and revitalization of the area, improves traffic safety, and does not impede emergency access. • Policy LU-9.6: Encourage the use of alleys and side -loaded garages to de- emphasize the garage as the prominent visual feature of a residence. The General Plan Circulation Element does not identify the area as a major road (arterial or collector), and there are no plans to improve the right-of-way in this area. The proposed alley vacation does not conflict with the policies and goals of the General Plan. Approval of the vacation will allow the efficient expansion of a successful local business.